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CHAPTER XVI
SUBDIVISION AND LAND DEVELOPMENT ORDINANCE
PART 1
GENERAL PROVISIONS
§101 Short Title and Repeal
§102 Grant of Power
§103 Purpose and Intent
§104 Interpretation and Definitions
PART 2
APPLICABILITY OF REGULATIONS
§201 Approval Required
§202 Compliance Required
§203 Compliance with Other Codes and Regulations
PART 3
PROCEDURES FOR REVIEW OF MINOR SUBDIVISIONS
§301 Applicability
§302 Pre-Application Conference
§303 Preliminary and Final Application Submission
§304 Preliminary and Final Application Content for Minor Subdivisions
§305 Review of Preliminary and Final Application for a Minor Subdivision
§306 Mediation Option
§307 Recording of Final Plat
§308 Reinstatement of Approval
§309 Filing of Copies
PART 4
PROCEDURE FOR REVIEW OF MAJOR SUBDIVISIONS
§401 Applicability
§402 Pre-Application Conference
§403 Preliminary Application Submission
§404 Preliminary Application Content
§405 Preliminary Application Review of a Major Subdivision
§406 Final Application Submission for a Major Subdivision
§407 Final Application Content
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§408 Review of Final Application for a Major Subdivision
§409 Mediation Option
§410 Indication of Approval
§411 Development Agreement
§412 Petition for Construction of Public Improvements, Submission of Cash Deposit or an
Irrevocable Letter of Credit and Release of Damages
§413 Posting of Amenities Bond and Cash Deposit
§414 Recording of Final Plat
§415 Reinstatement of Approval
§416 Filing of Copies
PART 5
REVIEW PROCEDURE FOR LAND DEVELOPMENTS
§501 Pre-Application Conference
§502 Preliminary Application Submission
§503 Preliminary Application Content
§504 Preliminary Application Review of a Land Development
§505 Final Application Submission for a Land Development
§506 Final Application Content
§507 Final Application Review of a Land Development
§508 Mediation Option
§509 Development Agreement
§510 Amenities Bond and Cash Deposit
§511 Land Developments that Propose the Extension or Installation of Any Public
Improvements
§512 Recording
§513 Filing of Copies
§514 Expiration of Final Approval of a Land Development Plan for Failure to Initiate and
Pursue Development
PART 6
INSPECTION AND ACCEPTANCE OF IMPROVEMENTS
§601 Pre-Construction Meeting
§602 Progress Inspections
§603 Notice of Completion
§604 Filing of As-Built Plans
§605 Remedies to Effect Completion of Private Improvements
§606 Final Inspection of Private Improvements
§607 Certificate of Completion of Private Improvements
§608 Release of Amenities Bond
§609 Modifications to Approved Land Development Plans During Construction
§610 Maintenance of Private Improvements After Completion
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PART 7
REQUIRED IMPROVEMENTS
§701 Survey Monuments and Bench Marks
§702 Utilities
§703 Streets
§704 Sidewalks
§705 Street Lights
§706 Street Signs
§707 Shade Trees
PART 8
DESIGN STANDARDS
§801 Applicability
§802 Exclusion of Certain Land Developments
§803 Review by Municipal Engineer
§804 Site Development
§805 Streets
§806 Service Streets
§807 Easements
§808 Lots
§809 Stormwater Conveyance and Management
§810 Storm Sewers and Drainage Facilities
§811 Sanitary Sewers
§812 Additional Standards for Private Improvements in Land Development Plans
§813 Handicapped Accessibility
§814 Public Sites and Open Spaces
§815 Testing – Private Improvements
§816 Landscaping and Screening Standards
§817 Pervious Pavement
PART 9
MOBILE HOME PARK REGULATIONS
§901 Applicability
§902 General Requirements
§903 Preliminary Plan
§904 Final Plan
§905 Design Requirements
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PART 10
COMMON OWNERSHIP PROPERTY REGULATIONS
GENERAL PROVISIONS
§1001 Purpose
§1002 Scope
§1003 Definitions
PART 11
COMMON OWNERSHIP PROPERTY REGULATIONS
PROCEDURES AND REQUIREMENTS
§1101 Submission to Administrator
§1102 Contents of Submission of Condominium
§1103 Contents of a Submission Other Than a Condominium
§1104 Review by Administrator
§1105 Approval of Commission
§1106 Recording
§1107 Fees
§1108 Administration
§1109 Penalties and Remedies
PART 12
ADMINISTRATION
WAIVERS AND MODIFICATIONS
§1201 Waiver of Application Requirements for Certain Applications
§1202 Modifications and Waivers
§1203 Modifications to Allow Equal or Better Standards for Private Improvements
§1204 Procedure for Authorizing Modifications
PART 13
ADMINISTRATION AND ENFORCEMENT
§1301 Application Review and Inspection Fees
§1302 Procedure for Amendments
§1303 Appeals
§1304 Preventive Remedies
§1305 Enforcement Remedies
§1306 Conflicts of Laws
§1307 Severability
§1308 Effective Date
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APPENDIX I
Certification Clauses
APPENDIX II
Land Development Plan Diagrams
APPENDIX III
Required Plant List
APPENDIX IV
Required Materials for Private Improvements in Land Development Plans
APPENDIX V
Minimum Street Design Standards
APPENDIX VI
Construction Standards
APPENDIX VII
Development Agreement
APPENDIX VIII
Listing of Street Classifications
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PART 1 GENERAL PROVISIONS
§101 Short Title and Repeal. This Ordinance shall be known and may be cited as the
“Municipality of Mt. Lebanon Subdivision and Land Development Ordinance.” Chapter
XVI of the Mt. Lebanon Code is hereby repealed in its entirety and this Ordinance
substituted therefore.
§102 Grant of Power. This Chapter is adopted in accordance with the authority granted to
municipalities to regulate subdivision and land development by the Pennsylvania
Municipalities Planning Code, Act 247 of 1968, as amended (53 P.S. §10101, et seq.).
(“MPC”).
§103 Purpose and Intent. The purpose of this Chapter is to regulate all subdivision, re-
subdivision, consolidation and land development activities in the Municipality by
providing for a uniform method for the submission of preliminary and final plats to
ensure: 1) the proper layout or arrangement of land and buildings; 2) the proper design
of streets to accommodate projected traffic and facilitate fire protection; 3) the provision
of adequate easements or rights-of-way, gutters, storm and sanitary drainage facilities,
walkways, stormwater management and other required public facilities; and 4) the proper
design of land developments in accordance with the requirements of this Chapter and the
Mt. Lebanon Zoning Ordinance.
These Subdivision and Land Development Regulations are made in accordance with the
community development objectives set forth in the Mt. Lebanon Zoning Ordinance and
the Mt. Lebanon Comprehensive Plan and are intended to achieve the following goals:
103.1 To promote, protect and facilitate one (1) or more of the following: the public
health, safety and general welfare; coordinated and practical community
development; proper density of population; civil defense; disaster evacuation;
the provision of recreation, open space and harmonious design; the provision of
adequate light and air, police protection, vehicle parking and loading space,
transportation, water, sewerage, schools, public grounds and other public
requirements; and
103.2 To prevent one (1) or more of the following: overcrowding of land; blight;
danger and congestion in travel and transportation; and loss of health, life or
property from fire, panic or other dangers.
§104 Interpretation and Definitions.
104.1 Interpretation. All words used in this Chapter shall carry their customary
definitions as provided in the most recent edition of Webster’s Collegiate
Dictionary, except where specifically defined herein.
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The word “person” includes a corporation, association, partnership or
individual.
The words “shall” and “will” are mandatory; the word “may” is permissive.
Words used in the present tense include the future tense.
Words in the masculine gender shall include the feminine gender.
The singular number shall include the plural, and the plural shall include the
singular.
104.2 Definitions. As used in this Chapter, the following terms shall have the meanings
indicated:
Accessory Building: A subordinate building, the use of which is customarily incidental
to that of the main building and is used for an accessory use, and is located on the same
lot.
Accessory Use: A use customarily incidental and subordinate to the principal use and
located on the same lot with the principal use.
Administrator: The Zoning Officer of Mt. Lebanon.
Amenities Bond: Surety, in a form acceptable to the Municipality that includes cash, a
certified check, a letter of credit or a corporate performance bond from a Pennsylvania
licensed surety company which guarantees the satisfactory completion of those private
improvements in a subdivision or land development plan which are required by this
Chapter or are voluntarily proposed by the developer.
Applicant: A landowner or developer who has filed an application for a subdivision or
land development, including his heirs, successors and assigns.
Application for Development: Any application, whether preliminary or final, required to
be filed and approved prior to the start of construction or development, including, but not
limited to, an application for the approval of a subdivision or land development.
Architect: A registered professional architect licensed as such by the Commonwealth of
Pennsylvania.
Arterial Street: See Street, Arterial.
Base Flood: The flood that has a one percent (1%) probability of being equaled or
exceeded in any given year (also referred to as the one hundred (100) year flood).
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Buffer Area: A strip of land which is planted and maintained in shrubs, bushes, trees,
grass, or other ground cover material and within which no structure or building shall be
authorized except a wall or fence which meets municipal requirements.
Building: Any structure having enclosing walls and a roof and intended for the shelter,
housing or enclosure of any individual, animal, process, equipment, goods or material of
any kind or nature.
Building Line: See Front Building Line.
Cartway: That portion of the street right-of-way that is surfaced for vehicular use,
excluding shoulders and curbs. Please refer to Diagram 1 in Appendix II.
Chapter: All references to “this Chapter” refer to the Municipality of Mt. Lebanon
Subdivision and Land Development Ordinance.
Clear Sight Triangle: An area of unobstructed vision at street intersections, defined by
lines of sight between points at a given distance from the intersections of center lines of
streets. Please refer to Diagram 17 in Appendix II.
Code or the Mt. Lebanon Code: The codified ordinances of the Municipality.
Collector Street: See Street, Collector.
Commission: The Commission of the Municipality of Mt. Lebanon, Allegheny County,
Pennsylvania.
Consolidation: The combination of two (2) or more lots, tracts or parcels of land into one
(1) lot, tract or parcel for the purpose of sale, lease or development of a building or lot.
Construction Standards: See Municipal Construction Standards.
County: Allegheny County, Pennsylvania.
County Planning Agency: Allegheny County Department of Economic Development, or
its successor department or agency.
Crosswalk: A publicly or privately-owned right-of-way for pedestrian use extending
from one curb to the opposite curb across a public or private street cartway.
Cul-de-Sac: A street having one (1) end open to traffic and being permanently terminated
by a vehicle turnaround, including a court or dead-end street.
Cut: An excavation; the difference in vertical elevation between a point on the surface of
the original ground and a point of lower elevation on the finished grade; material removed
in excavation.
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Developer: Any landowner, agent of such landowner or tenant with the permission of
such landowner, who proposes, makes, or causes to be made, a subdivision of land or a
land development.
Development Agreement: A written agreement between the Developer and the
Municipality setting forth the Developer’s obligations pursuant to applicable Municipal
ordinances.
Double Frontage Lot: A lot having two (2) or more of its non-adjoining property lines
abutting a street or streets, usually having front and rear street frontage.
Driveway: An impervious surface for vehicular access to a building, garage, parking
facility or other vehicular facility, lot or parcel of land.
Driveway, Private: A vehicular access route serving only one parcel or lot which provides
access to a public street, but which does not provide access to any other lot or parcel
under separate ownership. (See also - Street, Private)
Dwelling: Any building or portion thereof which is designed for and/or occupied in
whole or in part as a home or residence for one (1) or more persons; it shall not be deemed
to include hotels, boarding or rooming houses, institutional homes or residence clubs.
Dwelling, One Family: A detached building occupied by one (1) family only.
Dwelling, Two Family: A detached building occupied by two (2) families only,
independently of each other, including:
Double House: A detached building containing two (2) dwelling units attached
side to side, with separate entrances and separated by an unpierced party wall.
Duplex: A detached building containing two (2) dwelling units, one above the
other, each having a separate entrance.
Dwelling, Multi-Family: A building containing three (3) or more separate dwelling units.
Dwelling, Townhouse: A one (1) family dwelling unit that is part of a townhouse unit
and has a separate entrance and a minimum width of twenty (20) feet center to center of
party walls.
Dwelling Unit: One (1) or more rooms arranged for the use of one (1) family living
together as a single housekeeping unit with cooking, living, sanitary and sleeping
facilities.
Easement: A public or private right of use over the property of another.
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Engineer: A registered professional engineer licensed as such by the Commonwealth of
Pennsylvania. The use of the word “engineer” shall not exclude the practice of
topographic surveying as provided for by the laws of the Commonwealth.
Escrow Deposit: A cash deposit or an irrevocable letter of credit, in a form provided by
the Municipality or otherwise approved by the Municipal Solicitor, payable to the
Municipality from a commercial bank organized under the Pennsylvania Banking Code
of 1965 or the National Banking Act, having its principal place of business in the
Commonwealth of Pennsylvania and having unimpaired capital and surplus of at least
one hundred (100) times the face amount the letter of credit.
Family: A group of individuals not necessarily related by blood, marriage, adoption or
guardianship living together in a Dwelling Unit as a single housekeeping unit under a
common housekeeping management plan based on an intentionally structured
relationship providing organization and stability. The occupants must share the entire
Dwelling Unit and live and cook together as a single housekeeping unit. A unit in which
the various occupants act as separate roomers may not be deemed to be occupied by the
functional equivalent of a traditional family:
• The group shares expenses for food, rent or ownership costs, utilities and other
household expenses;
• The group is permanent and stable. Evidence of such permanency and stability
may include:
o The presence of minor dependent children regularly residing in the household
who are enrolled in a local School;
o Members of the household having the same address for the purposes of voter
registration, driver’s license, Motor Vehicle registration and filing of taxes;
o Members of the household are employed in the area;
o The household has been living together as a unit for a year or more whether
in the current Dwelling Unit or other Dwelling Units;
o Common ownership of the furniture and appliances among the members of
the household; and
o The group is not transient or temporary in nature;
• Any other factor reasonably related to whether or not the group is the functional
equivalent of a Family.
• A fraternity or sorority will not be considered the functional equivalent of a
Family.
Federal: Of, or referring to, the United States of America.
Fee: The required charge, which shall be payable to the Municipality, established from
time to time by resolution of the Commission collected to defray the costs of processing
an application, reviewing an application or inspecting the installation of improvements.
FEMA: Federal Emergency Management Agency.
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Fill: Any act by which earth, sand, gravel, rock or any other material is placed, dumped,
pulled, transported or moved to a new location above the natural surface of the ground
or on top of the stripped surface, including the conditions resulting therefrom; the
difference in elevation between a point on the original ground and a designated point of
higher elevation on the finished grade; the material used to make a fill.
Final Application: The written and graphic materials specified by this Chapter to be
submitted to the Municipality in order to obtain final approval of a proposed subdivision
or land development plan.
Final Plat: The map or plan of a proposed subdivision or land development containing
all the information required by this Chapter and the Allegheny County Subdivision
Regulations for final plat approval and in a form acceptable for recording in the Office
of the Allegheny County Recorder of Deeds and the Commission of Mt. Lebanon.
Flood: A general but temporary condition of partial or complete inundation of normally
dry land areas from the overflow of streams, rivers, or other waters of this
Commonwealth.
Flood Insurance Rate Map (FIRM): A map of the municipality on which FEMA has
delineated both the special flood hazard areas and the flood risk premium zones
applicable to the Municipality.
Floodplain: The lands adjoining a river or stream that have been, or may be expected to
be, inundated by floodwaters in a one hundred (100) year frequency flood.
Flood Prone Area: Any land area susceptible to being inundated by floodwater from any
source.
Floodway: The channel of a watercourse and portions of the adjoining floodplains which
are reasonably required to carry and discharge the one hundred (100) year frequency
flood. Unless otherwise specified, the boundary of the floodway is as indicated on maps
and flood insurance studies provided by FEMA. In an area where no FEMA maps or
studies have defined the boundary of the one hundred (100) year frequency floodway, it
is assumed, absent evidence to the contrary, that the floodway extends from the stream
to fifty (50) feet from the top of the bank of the stream.
Front Building Line: A line parallel to the front lot line, at a distance measured
perpendicular therefrom as prescribed in the Zoning Ordinance for a required yard.
Where there is no required yard then the lot line shall be the front building line. See
Diagram 1 in Appendix II.
Grade, New or Finished: The resulting level of the ground after final grading where there
is a cut, and after normal settlement where there is a fill.
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Inspector: The Municipal Engineer or his/her authorized representative assigned by the
Commission to make any or all necessary inspections of the work performed and
materials furnished by the developer or the contractors selected to install the
improvements required by this Chapter.
Land Development: Any of the following activities:
1. The improvement of one (1) lot or two (2) or more contiguous lots, tracts or
parcels of land for any purpose involving:
A. A group of two (2) or more residential or non-residential
buildings, whether proposed initially or cumulatively; a single
non-residential building on a lot or lots regardless of the number
of occupants or tenure;
B. The division or allocation of land or space, whether initially or
cumulatively, between or among two (2) or more existing or
prospective occupants by means of, or for the purpose of streets,
common areas, leaseholds, condominiums, building groups or
other features;
2. A subdivision of land.
Land Development Plan: A plan which encompasses a proposed land development,
which, in addition to a plat of a subdivision, if required, includes: all covenants relating
to the use of the land; the proposed use, location and bulk of buildings and other
structures; the intensity of use or density of development; streets, ways and parking
facilities; common open space and public facilities, if any. The land development plan
shall include all of the written and graphic information required by this Chapter.
Landowner: The legal or beneficial owner or owners of land, including the holder of an
option or contract to purchase (whether or not such option or contract is subject to any
condition); a lessee, if he or she is authorized under the lease to exercise the rights of the
landowner; or other persons having a proprietary interest in the land.
Lot: A designated parcel, tract or area of land established by a plat or otherwise as
permitted by law and to be used, developed or built upon as a unit. No part of a lot which
is also part of a public street, or way/alley/lane, shall be included in determining the area
of that lot. A lot shall front on a public street dedicated for public use and improved to
municipal standards.
Lot Area: That area measured on a horizontal plane bounded by the front, side and rear
lot lines, excluding any portion of the lot within a street right-of-way.
Lot Area per Dwelling Unit: The quotient obtained by dividing the total lot area by the
total number of dwelling units to be located on such lot calculated to the nearest whole
number.
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Lot, Buildable Area of: The portion of a lot bounded by required yards as set forth in
Diagram 1 of Appendix II.
Lot, Corner: A lot abutting upon two (2) or more adjacent streets; or a lot with two (2) or
more connected sides which abut upon a street or streets.
Lot Depth: The horizontal distance between the front lot line and the rear lot line
measured along the median between said lines.
Lot, Double Frontage: See Double Frontage Lot.
Lot Frontage: The portion of the lot which abuts the street measured along the front lot
line.
Lot Line, Front: The lot line abutting the street; in case of lots abutting more than one (1)
street in R-1, R-2 and R-3 Districts only, a choice of either street is optional with the
owner. Before a lot can be considered to abut a street, it must have at least fifteen (15)
feet of frontage on said street as set forth in Diagram 1 of Appendix II.
Lot Line, Rear: A lot line which is opposite and most distant from the front lot line or, a
line at least twenty (20) feet in length within the lot, parallel to and at a maximum distance
from the front lot line. See Diagram 1 of Appendix II.
Lot Line, Side: Any lot boundary line which is not a front lot line or a rear lot line. See
Diagram 1 of Appendix II.
Lot Width: The horizontal distance between side lot lines as set forth in Diagrams 1 and
2 of Appendix II.
Major Subdivision: Any subdivision not classified as a minor subdivision.
Mediation: A voluntary negotiating process in which parties in a dispute mutually select a
neutral mediator to assist them in jointly exploring and settling their differences, culminating
in a written agreement which the parties themselves create and consider acceptable.
Minor Subdivision: A subdivision containing not more than three (3) lots, proposed either
for the construction of one (1) family dwellings or two (2) family dwellings or for the
transfer of property between lots which contain existing one (1) family dwellings or two
(2) family dwellings, all of which have frontage on an improved public street, and which
subdivision does not involve the construction or improvement of any public street, sewer
line or water line and which does not adversely affect the future development of the
remainder of the parcel or any adjoining property.
Mobile Home: A transportable, single family dwelling intended for permanent occupancy,
contained in one (1) unit, or in two (2) or more units designed to be joined into one (1) integral
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unit capable of again being separated for repeated towing, which arrives at a site complete
and ready for occupancy except for minor and incidental unpacking and assembly operations,
and constructed so that it may be used without a permanent foundation.
Mobile Home Lot: A parcel of land in a mobile home park, improved with the necessary
utility connections and other appurtenances necessary for the erection thereon of a single-
family mobile home.
Mobile Home Park: A parcel or contiguous parcels of land which have been so designated
and improved that they contain two (2) or more mobile homes and/or mobile home lots
for the placement thereon of mobile homes.
Municipal / Municipality: Of or referring to Mt. Lebanon, PA.
Municipal Construction Standards: A document entitled Municipality of Mt. Lebanon
Construction Standards (Private Improvements) prepared by the municipal engineer,
adopted and amended from time to time by resolution of the Commission upon
recommendation of the municipal engineer, copies of which are on file in the office of
the municipal manager.
Municipal Engineer: A registered professional engineer licensed as such in the
Commonwealth of Pennsylvania, with training and experience in civil engineering, duly
appointed by the Commission to serve as the engineer for the Municipality.
Municipal Manager: The individual appointed by the Commission to serve as chief
administrative officer of the Municipality.
Municipal Solicitor: The attorney appointed by the Commission to serve as legal counsel
for the Municipality.
Municipal Planner: The designated official appointed by the municipal manager whose
duty it shall be to administer this Chapter.
Parcel: A tract of land which is recorded in a plan of subdivision or any other tract of
land described in a deed or legal instrument pursuant to the laws of the Commonwealth
which is intended to be used as a unit for development or transfer of ownership.
Pennsylvania Municipalities Planning Code: Act 247 of 1968, as reenacted and amended
by Act 170 of 1988, 53 P.S §10101 et seq. (MPC).
Petition for Construction of Public Improvements: A written request from a developer to
the Commission requesting the Municipality to grade, pave and install curbs on public
streets and install storm and sanitary sewers and any other public improvements required
in an approved subdivision or land development.
Planning Board: Municipality of Mt. Lebanon Planning Board.
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Plat: A map or plan, either preliminary or final, indicating the subdivision, consolidation
or redivision of land or a land development.
Preliminary Application: The written and graphic materials specified by this Chapter to
be submitted to the Municipality in order to obtain preliminary approval of a proposed
subdivision or land development.
Preliminary Plat: The map or plan of a proposed subdivision or land development which
contains all of the information required by this Chapter for approval of a preliminary plat.
Principal Building: The building or portion thereof having the principal use of the land.
Principal Use: The principal or dominant use of a lot.
Private Driveway: See Driveway, Private.
Private Improvements: All roads, streets, walkways, gutters, stormwater management
facilities, curbs, sewers, landscaping and other facilities to be owned, maintained or
operated by a private entity such as an individual, partnership, corporation or
homeowners’ association and constructed in accordance with this Chapter and the
Municipal Construction Standards.
Private Street: See Street, Private.
Public Hearing: A formal meeting held pursuant to public notice by the Commission or
the Planning Board, intended to inform and obtain public comment, prior to taking action
in accordance with this Chapter.
Property: The land, building, all improvements thereon, and all easements, rights and
appurtenances belonging thereto, which are subject to the provisions of this Chapter.
Public Improvements: All roads, streets, walkways, gutters, stormwater management
facilities, curbs, sewers, landscaping and other facilities to be dedicated to or maintained
by the Municipality for which plans, specifications and construction shall comply with
this Chapter and the Municipal Construction Standards.
Public Meeting: A forum held pursuant to notice under the Act of July 3, 1986 (P.L. 388,
No. 84), known as the “Sunshine Act.”
Public Notice: Notice published once each week for two (2) successive weeks in a
newspaper of general circulation in the Municipality. Such notice shall state the time and
place of the public hearing and the particular nature of the matter to be considered at the
public hearing. The first publication shall be not more than thirty (30) days and the second
notice shall not be fewer than seven (7) days from the date of the public hearing.
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Recorded Instrument: A plat, declaration or other instrument duly recorded in the Office
of the Recorder of Deeds of Allegheny County in accordance with the provisions of this
Chapter.
Recorder: The Recorder of Deeds of Allegheny County.
Right-of-Way: An easement for public or private use, usually granting the right to cross
over the land of another and/or to install utilities such as sewer or water lines or
communication systems.
Right-of-Way, Street: The total extent of land reserved or dedicated as a street, for public
or private purposes. See Diagram 1 of Appendix II.
Site: One (1) or more lots, tracts or parcels which are under single ownership and control
and are proposed as a unit for development purposes.
Slope: The percent of rise or descent of the land surface calculated by dividing the
number of feet of vertical rise/descent in elevation by the number of feet of horizontal
distance, expressed as a percentage. Slope shall be calculated between contour intervals
used to prepare the existing site topographic plan but in no case shall the vertical interval
exceed four (4) feet. The percent of slope is determined from on-site topographic surveys
prepared with a two (2) foot contour interval or topography taken from controlled aerial
photography at two (2) foot intervals. The slope of the land shall be shown on a plan of
the property based on the following six categories:
1. Gentle slopes 0% – 14%
2. Minimally steep slopes 15% - 19%
3. Somewhat steep slopes 20% - 25%
4. Moderately steep slopes 26% - 30%
5. Significantly steep slopes 31% - 40%
6. Exceedingly steep slopes Greater than 40%
Special Flood Hazard Area (SFHA): The land area covered by the floodwaters of the
base flood is the Special Flood Hazard Area (SFHA) on NFIP maps. The SFHA is the
area where the National Flood Insurance Program’s (NFIP’s) floodplain management
regulations must be enforced and the area where the mandatory purchase of flood
insurance applies. The SFHA includes Zones A, AO, AH, A1-30, AE, A99, AR,
AR/A1-30, AR/AE, AR/AO, AR/AH, AR/A, VO, V1-30, VE, and V.
State: The Commonwealth of Pennsylvania.
Street: Includes street, avenue, boulevard, road, highway, freeway, parkway, lane,
alley, viaduct and any other ways or strips of land used or intended to be used by
vehicular traffic or pedestrians whether public or private and including the entire street
right-of-way.
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Street, Arterial: A public street intended for high volume traffic use. Arterial streets
carry both regional through traffic and local traffic and collects/distributes traffic
primarily from other arterial and collector streets. Arterial streets typically carry
Average Weekday Daily Traffic (AWDT) volumes of greater than eight thousand
(8,000) vehicles per day.
Street, Collector: A public street designed to provide access from local streets, as well
as abutting lots, for distribution of traffic to arterial streets and other collector streets.
Collector streets are intended to provide access for lower speed traffic and lower traffic
volumes and typically carry AWDT volumes in the range of three thousand (3,000) to
seven thousand nine hundred ninety-nine (7,999) vehicles per day.
Street, Local: A public street designed to provide low speed traffic access to abutting
lots, with connections to collector streets and other local streets. Through traffic is
discouraged. AWDT volumes are typically less than three thousand (3,000) vehicles
per day.
Street, Private: A street, including the entire private right-of-way, which is privately
owned and maintained. A private street provides access to several lots or parcels which
do not have access to a public street and which require access to a public street through
the private street. (See also Driveway, Private.)
Street, Public: A street including the entire public right-of-way, which has been
dedicated to and accepted by the Municipality, the County or the Commonwealth for
public use.
Street, Service: A short street or alley, whether public or private, designed only to
provide secondary access to a structure or group of structures or to parking and loading
facilities accessory to the structures and which is not intended for general traffic
circulation.
Structure: Any man-made object having an ascertainable stationary location on or in
land or water, whether or not affixed to the land.
Subdivision: The division or redivision of a lot, tract or parcel of land by any means
into two (2) or more lots, tracts, parcels or other divisions of land including changes in
existing lot lines for the purpose, whether immediate or future, of lease, partition by
the court for distribution to heirs or devisees, transfer of ownership or building or lot
development; provided, however, that the subdivision by lease of land for agricultural
purposes into parcels of more than ten (10) acres, not involving any new street or
easement of access or any residential dwelling, shall be exempted.
Subdivision, Major: See Major Subdivision.
Subdivision, Minor: See Minor Subdivision.
Updated 1/2020 XVI - 13
Surveyor: A registered professional land surveyor licensed as such by the
Commonwealth of Pennsylvania.
Swale: A low-lying stretch of land which gathers, or carries, surface water runoff.
Watercourse: A permanent stream, intermittent stream, river, brook, creek, channel or
ditch which carries water, whether natural or man-made.
Zoning Ordinance: Chapter XX of the Codified Ordinances of the Municipality of Mt.
Lebanon, also known as Chapter XX, Mt. Lebanon Code, Ordinance 2636 as amended.
Updated 1/2020 XVI - 14
PART 2
APPLICABILITY OF REGULATIONS
§201 Approval Required. Approval in accordance with this Chapter shall be required for:
201.1 Any land development, as defined by this Chapter.
201.2 Any subdivision, as defined by this Chapter.
§202 Compliance Required. No lot in a subdivision or land development may be leased,
transferred or sold and no permit to erect, alter, repair or occupy any building or use any
land in any subdivision or land development may be issued unless and until such
subdivision or land development shall have been approved and properly recorded and
until such public and/or private improvements as required by this Chapter shall have been
constructed or guaranteed, as provided for by this Chapter.
The description by metes and bounds in an instrument of transfer or other documents
used for selling or transferring property shall not exempt the seller or transferor from
complying with the requirements of this Chapter.
§203 Compliance with Other Codes and Regulations.
203.1 In addition to complying with the provisions of this Chapter, all subdivisions
and land developments within the Municipality shall comply with all applicable
municipal ordinances as amended or adopted from time to time including
without limitation the Zoning Ordinance.
203.2 Compliance with applicable Municipal, County, State and Federal ordinances
and regulations shall be a requirement for any approval under the provisions of
this Chapter.
203.3 Any violation of applicable Municipal, County, State and Federal ordinances,
statutes regulations or permits shall be deemed a violation of this Chapter and
shall be subject to enforcement procedures authorized by this Chapter.
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PART 3
PROCEDURE FOR REVIEW OF MINOR SUBDIVISIONS
§301 Applicability. This Part shall apply only to minor subdivisions as defined herein.
§302 Pre-Application Conference. Prior to filing an application for preliminary approval of a
minor subdivision, the applicant or his representative, may meet with the municipal
planner and other representatives of the Municipality, including the economic
development officer, zoning inspector and municipal engineer, as warranted, to obtain
application forms and to discuss application procedures and applicable ordinance
requirements.
In addition, the developer may request a pre-application conference with the municipal
staff to discuss the conceptual design for the development of the property and the
feasibility and timing of the application. The applicant shall contact the municipal
planner at least fourteen (14) calendar days prior to the regular meeting of the Planning
Board to request a pre-application conference with the municipal staff.
The pre-application conference is voluntary and no formal application or fee is required.
This opportunity is afforded to the applicant or his representative to obtain information
and guidance before entering into binding commitments or incurring substantial expenses
for plan preparation.
A pre-application conference shall not constitute formal filing of any application for
approval of a subdivision, shall not bind the Planning Board to approve any concept
presented in the pre-application conference and shall not protect the application from any
subsequent changes in ordinance provisions which may affect the proposed development.
§303 Preliminary and Final Application Submission. The applicant shall file ten (10) copies of
an application for preliminary and final approval of a minor subdivision (required by §304
of this Chapter) to the Municipality at least thirty (30) calendar days prior to the regular
meeting of the Planning Board. If the thirtieth (30th) day falls on a holiday, the application
shall be filed by the close of business on the immediately preceding working day.
The preliminary application shall not be considered to be complete and properly filed
unless and until all items required by §304 of this Chapter, including the application fee,
have been received.
Immediately upon receipt, the Municipality shall stamp the application with the date of
receipt and one (1) copy of the application shall be distributed to the municipal engineer
and one (1) copy to the municipal planner for review. Additionally, the municipal planner
shall submit one (1) copy of the complete and properly filed application to the Allegheny
County Department of Economic Development for review and comment which shall be
subject to payment of the prevailing County review fee by the developer. Additional
copies may be requested from the applicant for referral to any other appropriate review
agency at the discretion of the municipal planner.
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During the review period between the date of the receipt of the application for
preliminary and final approval of a minor subdivision by the Municipality and the next
regular meeting of the Planning Board, the municipal engineer may provide a written
review of the application to the municipal planner. Based on the written review, if any,
the municipal engineer and the municipal planner shall determine whether the application
is ready to be scheduled on the Planning Board agenda. The municipal planner shall
notify the applicant whether the application will be scheduled on the next Planning Board
meeting agenda and shall provide a copy of the municipal engineer’s written review, if
any, to the applicant.
§304 Preliminary and Final Application Content for Minor Subdivisions. All applications for
preliminary and final approval of a minor subdivision shall be submitted in accordance
with §303 of this Chapter and shall include the following information:
304.1 Ten (10) copies of the completed application form supplied by the Municipality.
304.2 Application filing fee, as required by §1301 of this Chapter.
304.3 Evidence of ownership or proprietary interest.
304.4 A location map showing the plan name and location; major existing
thoroughfares related to the site, including the distance therefrom; title, scale
and north point.
304.5 Written evidence of compliance with all other Municipal, County, State and
Federal permits required for the plan, if any.
304.6 A copy of any existing or proposed covenants or deed restrictions applicable to
the property.
304.7 Evidence of any zoning variances granted which are applicable to the property.
The application shall not be considered for final approval until the Zoning
Hearing Board has granted any necessary zoning variances or until the plat is
revised to conform to the zoning requirements at issue.
304.8 If applicable, special flood hazard area boundaries.
304.9 A statement requesting any waivers or modifications to the requirements of this
Chapter in accordance with Part 12, if applicable.
304.10 Ten (10) copies of a final plat, all drawings on sheets not exceeding thirty-four
inches by forty-four inches (34" x 44") accurately drawn to a scale of not less
than one inch equals one hundred feet (1"=100') certified by a surveyor as to
existing features, design features and boundaries. The final plat shall contain
the following information:
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304.10.1 Date of preparation. All revisions shall be noted and dated.
304.10.2 Title of development; north arrow; scale; county assessment lot
and block number; the name and address of the record owner; the
name and address of the applicant; the name and address, license
number and seal of the person preparing the subdivision. If the
owner of the premises is a corporation, the name and address of
the president and secretary shall be submitted on the application.
304.10.3 All distances shall be in feet and decimals of a foot and all bearings
shall be given to the nearest ten (10) seconds.
304.10.4 The names of all adjoining subdivisions showing the location of
the nearest streets in such plats.
304.10.5 Survey data showing boundaries of the property, building or
setback lines and lines of existing and proposed streets and rights-
of-way, lots, reservations, easements and areas dedicated to public
use, including grants, restrictions and rights-of-way, to be
prepared by a surveyor. The name, address, signature and seal of
the surveyor shall be indicated.
304.10.6 Location of existing buildings and all other structures, including
walls, fences, culverts and bridges, with spot elevations of such
buildings and structures. Structures to be removed shall be
indicated by dashed lines; structures to remain shall be indicated
by solid lines.
304.10.7 Acreage, to the nearest thousandth (.001) of an acre of the tract to
be subdivided and the area, in square feet, of all lots.
304.10.8 Plans of proposed sanitary and stormwater systems showing
feasible connections to existing or any proposed utility systems.
Pipe sizes, grades and direction of flow, locations and inlets,
manholes or other appurtenances and appropriate invert and other
elevations shall be indicated.
304.10.9 Identification of the company or authority that will provide water,
sewer, gas, electric and other utility services.
304.10.10 If applicable, a notation on the plat that access to a State highway
shall only be authorized by a highway occupancy permit issued by
the Pennsylvania Department of Transportation under Section 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
Updated 1/2020 XVI - 18
304.10.11 Spaces for the signature of the Chairman and Secretary of the
Planning Board; the President and Secretary of the Commission;
the municipal engineer; and dates of approval.
304.10.12 Executed certification clauses as required by the Allegheny
County Subdivision and Land Development Ordinance. (See
Appendix I)
304.10.13 If the subdivision represents the resubdivision, replatting or
consolidation of lots of record in a previously recorded plat, reference
shall be made in the title to the recorded plat which is being revised.
§305 Review of Preliminary and Final Application for a Minor Subdivision.
305.1 Planning Board Recommendation. The municipal engineer may present a
written report to the Planning Board that states whether an application complies
with the requirements of this Chapter and that report, if any, shall be included
in the minutes of the Planning Board meeting.
The Planning Board shall make a written recommendation to the Commission
for approval, approval with conditions or disapproval of the preliminary and
final application. The recommendation of the Planning Board shall provide
reasons for the recommendation and, in the case of a recommendation for
disapproval, shall cite the specific requirements of this Chapter which have not
been met.
305.2 Commission Action. Eight (8) copies of the final plat, as recommended by the
Planning Board, and one (1) recordable plan with the required certifications and
signature clauses shall be submitted to the municipal manager at least twelve
(12) calendar days prior to the regular meeting of the Commission at which the
application is to be considered for approval.
The Commission shall approve, approve with conditions or disapprove the
preliminary and final application at a public meeting. The Commission shall not
act until the review has been received from the Allegheny County Department of
Economic Development or until thirty (30) days has passed since the date that
the application was submitted to the County for review. The recommendation of
the Planning Board and the report of the municipal engineer, if any, may be made
a part of the record at that meeting.
A letter indicating approval, approval with conditions or disapproval shall be sent
to the applicant by regular mail within fifteen (15) days of the date of the decision.
If the preliminary and final application is not approved, the Commission shall
specify the defects found in the preliminary and final application and cite the
requirements of this Chapter that have not been met.
Updated 1/2020 XVI - 19
305.3 Conditional Approval. If the Commission determines that certain conditions are
warranted to be attached to preliminary and final approval to protect the public
interest and guarantee compliance with the requirements of this Chapter or other
Chapters of the Code, the conditions of approval shall be specified, in writing,
in the notice of conditional approval required by §305.2 of this Chapter. The
applicant shall accept or reject the conditions attached to preliminary and final
approval by giving written notice to the municipal manager within thirty (30)
days of the date of the meeting of the Commission at which preliminary and
final approval is granted. If the applicant fails to give written notice to the
Municipality regarding acceptance or rejection of the conditions attached to
preliminary and final approval within the required thirty (30) days, preliminary
and final approval shall automatically be rescinded without written notice to the
applicant.
§306 Mediation Option. The municipality may offer mediation as an aid in completing the
proceedings authorized by this Article in accordance with the requirements of §409 of
this Chapter.
§307 Recording of Final Plat. Upon approval of a final plat by the Commission, the developer
shall, within ninety (90) days of such final approval or 90 days after the date of delivery
of an approved plat signed by the governing body following completion of conditions
imposed for such approval, whichever is later, record such plat in the Allegheny County
Department of Real Estate (ACDRE).
307.1 All plats or plans shall be drawn on paper. Sepias, vellums, and mylars will not
be accepted.
307.2 Standard size sheets of drafting material shall be used. The actual reproducible
area of drawing on a sheet shall not be smaller than seventeen (17) inches by
twenty-two (22) inches and shall not be larger than twenty-two (22) inches by
thirty-four (34) inches.
307.3 All plats or plans shall be drawn or plotted with black drafting or plotter ink.
307.4 All dedications, acknowledgements, certifications and approvals shall be made
with black drafting or plotter ink, or a varityping process that will enable legible
reproduction.
307.5 All signatures and dates shall be made with permanent black ink using a felt
tipped pen or drafting pen.
307.6 All plans shall be drawn to a scale no smaller than one hundred feet (100) feet
to the inch.
307.7 All condominium floor plans shall be drawn to a scale no smaller than one-
eighth (⅛) inch to the foot.
Updated 1/2020 XVI - 20
307.8 All plats and plans shall be of sufficient size, within the parameters set forth in
§307.2 of this Chapter, to clearly show all dimensions, notations and other
printed matter with sufficient legibility and clarity to permit legible
reproduction.
§308 Reinstatement of Approval. In the event that the plat has not been recorded within the
required ninety (90) days, the applicant must submit a request in writing to the
Municipality requesting reapproval of the plan, provided there are no changes in the
subdivision previously granted approval and all the requirements of this Chapter
regarding posting of an escrow deposit or amenities bond and execution of a development
agreement, if applicable, have been met and, further provided the plan is submitted for
reinstatement of approval within one hundred eighty (180) days following the date of
preliminary and final approval by the Commission.
Any request for reinstatement of preliminary and final approval that is submitted after
one hundred eighty (180) days from the date of the original granting of preliminary and
final approval by the Commission shall require resubmission of an application for
preliminary and final approval in conformance with the requirements of this Chapter.
§309 Filing of Copies. Upon recording of the final plat in the Allegheny County Department
of Real Estate (ACDRE), the applicant shall deliver to the municipal manager, one (1)
recordable plan and one copy in electronic format of the final plat as recorded, containing
all required signatures and dates of approval. The following layers shall be included in
the electronic file: property lines, right-of-way lines, centerline of streets, easements, lot
numbers, street names, pavement, buildings, text general (title block, notes, clauses, etc.),
metes and bounds, utilities (storm and sanitary on separate layers), drainage (creeks and
streams), monuments and markers, building setbacks, adjoining property lines, contours,
elevation spots, and walls. Electronic files shall be in a file format type as specified by
the Municipal Planner.
Updated 1/2020 XVI - 21
PART 4
PROCEDURES FOR REVIEW OF MAJOR SUBDIVISIONS
§401 Applicability. This Part shall apply to all major subdivisions.
§402 Pre-Application Conference. Prior to filing an application for preliminary approval, the
applicant or his representative may meet with the municipal planner and other
representatives of the Municipality, including the economic development officer, zoning
inspector and municipal engineer, as warranted, to obtain application forms and to
discuss application procedures and applicable ordinance requirements.
In addition, the developer may request a pre-application conference with the Planning
Board to discuss the conceptual design for the development of the property and the
feasibility and timing of the application. The applicant shall contact the municipal
planner at least fourteen (14) days prior to the regular meeting of the Planning Board to
request a pre-application conference with the Planning Board.
The pre-application conference with the Planning Board is voluntary and no formal
application or fee is required. This opportunity is afforded to the developer to obtain
information and guidance before entering into binding commitments or incurring
substantial expenses for plan preparation.
A pre-application conference shall not constitute formal filing of any application for
approval of a subdivision, shall not bind the Planning Board to approve any concept
presented in the pre-application conference and shall not protect the application from any
subsequent changes in ordinance provisions which may affect the proposed development
between the pre-application conference and the filing of an application for preliminary
approval of a major subdivision under the terms of this Chapter.
§403 Preliminary Application Submission. The applicant shall file ten (10) copies of an
application for preliminary approval required by §404 of this Chapter to the Municipality
at least thirty (30) calendar days prior to the regular meeting of the Planning Board. If
the thirtieth (30th) day falls on a holiday, the application shall be filed by the close of
business on the immediately preceding working day.
The preliminary application shall not be considered to be complete and properly filed
unless and until all items required by §404 of this Chapter, including the application fee,
have been received.
Immediately upon receipt, the Municipality shall stamp the application with the date of
receipt and one (1) copy of the application shall be distributed to the municipal engineer
and one (1) copy to the municipal planner for review.
Additionally, the municipal planner shall submit one (1) copy of the complete and
properly filed preliminary application to the Allegheny County Department of Economic
Development for review and comment that shall be subject to payment of the prevailing
Updated 1/2020 XVI - 22
County review fee by the developer. Additional copies may be requested from the
applicant for referral to any other appropriate review agency at the discretion of the
municipal planner.
§404 Preliminary Application Content. All applications for preliminary approval of a major
subdivision shall include the following:
404.1 Ten (10) copies of the completed application form supplied to the Municipality;
404.2 Application filing fee, as required by §1301 of this Chapter;
404.3 Evidence of ownership or proprietary interest:
404.4 Ten (10) copies of a preliminary plat, drawn at a scale of not less than one
hundred feet to one inch (100':1"), all drawings on sheets not exceeding thirty-
four inches by forty-four inches (34" x 44"), containing the following
information:
404.4.1 A boundary and topographical survey by a surveyor of the total
proposed subdivision. If the developer intends to develop a tract
of land in phases, the preliminary plat shall include the total tract.
404.4.2 The proposed name of the subdivision.
404.4.3 The name, address, certification and seal of the registered engineer
or registered surveyor who prepared the plat and the registered
surveyor who did the survey shown on the plat.
404.4.4 The name and address of the developer and, if the developer is not
the landowner, the name and address of the landowner.
404.4.5 A location map showing the plan name and location; major
existing thoroughfares related to the site, including the distance
therefrom, title, scale and north point.
404.4.6 A graphic scale, north point and date.
404.4.7 A legend and notes.
404.4.8 Date of preparation. All revisions shall be noted and dated.
404.4.9 The existing platting of land adjacent to the site, including the
names of adjoining owners, and all existing sewers, water mains,
culverts, petroleum or gas lines and fire hydrants on the site or
within one hundred (100) feet of the site shall be shown.
Updated 1/2020 XVI - 23
404.4.10 The names of all adjoining subdivisions.
404.4.11 Existing watercourses, wetlands, tree masses and other significant
natural features.
404.4.12 Location of existing buildings and all other structures, including
walls, fences, culverts and bridges, with spot elevations of such
buildings and structures. Structures to be removed shall be
indicated by dashed lines; structures to remain shall be indicated
by solid lines.
404.4.13 Areas subject to periodic flooding, if any, as identified on the
current Federal Emergency Management Agency Maps.
404.4.14 Identification of any wetlands on the site and the design
techniques proposed to accommodate them.
404.4.15 Contours at intervals of elevation of not more than five (5) feet
where the slope is twenty percent (20%) or greater and at intervals
of not more than two (2) feet where the slope is less than twenty
percent (20%). Regardless of slope, contours within area of
disturbance shall be plotted at two (2) foot intervals.
404.4.16 Existing streets and rights-of-way on or adjoining the site,
including dedicated widths, roadway widths, approximate
gradients, types and widths of pavements, curbs, sidewalks and
other pertinent data.
404.4.17 Existing and proposed easements, locations, widths and purposes.
404.4.18 Cross sections including location, width and approximate grade of
all proposed streets, and the cuts or fills on said streets at fifty (50)
foot intervals.
404.4.19 The layout of lots (showing scaled dimensions), lot numbers and
the area of lots in square feet.
404.4.20 Front building lines.
404.4.21 Parcels of land proposed to be reserved for schools, parks,
playgrounds or other public, semi-public or community purposes,
if any. Parcels shall be lettered A, B, C, etc. and the area of each
parcel in acres shall be shown.
404.4.22 Tabulation of site data, including total acreage of land to be
subdivided, the number of residential lots, typical lot size, the
Updated 1/2020 XVI - 24
acreage in the subdivision and the acreage in any proposed
recreation or other public areas.
404.4.23 The location of all existing sewer lines, culverts, or other
underground structures, with pipe sizes and types, together with a
preliminary layout of necessary extensions of, or additional, sewer
lines, or other proposed underground utilities, and indicating
easements for public utilities, sewage and drainage.
404.4.24 Proposals for disposition of stormwater and sanitary waste
consistent with the requirements of this Chapter.
404.4.25 If applicable, a notation on the plat that access to a State highway
shall only be authorized by a Highway Occupancy Permit issued
by the Pennsylvania Department of Transportation under Section
420 of the State Highway Law. (P.L. 1242, No. 428 of June 1,
1945).
404.4.26 If applicable, a notation on the plat that access to a county owned
road shall only be authorized by a highway occupancy permit
issued by the Allegheny County Department of Public Works.
404.5 A complete traffic impact study prepared, signed and sealed by a professional
traffic engineer identifying the impact of the proposed land development on
existing traffic and circulation patterns and proposing solutions to problems that
may arise as a consequence of said proposed development.
404.6 Traffic Impact Study. These regulations represent the minimum requirements
and standards for preparation of a traffic impact study for any land
development, subdivision, expansion or change in use within the Municipality.
Current PennDOT standards governing Traffic Impact Studies must also be
met. Also specified are the traffic level of service standards and minimum
requirements that must be satisfied for future development impacts.
404.6.1 Traffic Impact Study Requirements.
404.6.1.1 Any land development, subdivision, expansion, or
change in use, which will generate, on the average,
seventy-five (75) or more additional trips during the
adjacent roadways’ peak hours shall be required to
have a traffic impact study completed as part of the
development. The estimated number of trips shall be
determined by an analysis of similar uses through
data collected by the Institute of Transportation
Engineers or through studies of similar uses
acceptable to the Municipality. When a traffic study
Updated 1/2020 XVI - 25
is prepared for a subdivision that does not propose
development of the lots, the traffic study must be
updated at the time of land development to address
the specific type and size of development.
404.6.1.2 Mt. Lebanon may require a traffic study for
developments or changes in use generating fewer
than seventy-five (75) additional trips during peak
hours in cases where known traffic deficiencies exist
in the area of the proposed development or change in
use.
404.6.1.3 The Municipality may waive the traffic impact study
requirement for an individual subdivision or
development or change in use. This is provided that
the development or change in use was incorporated
as a part of any previous traffic impact study or
studies completed by the Municipality or other
government agencies.
404.6.2 Traffic Impact Study Contents and Scope.
404.6.2.1. Mt. Lebanon will provide a scope of study specifying
the study area, intersections and any special
requirements. Prior to initiation of the study, a
meeting shall be held to review the scope of work.
PennDOT may be invited to the meeting when
appropriate. The study shall include the following:
404.6.2.1.1 Description of the proposed project in
terms of land use and magnitude.
404.6.2.1.2 An inventory and analysis of existing
roadway and traffic conditions in the
site environs including:
404.6.2.1.2.1 Roadway network and traffic
control;
404.6.2.1.2.2 Existing traffic volumes in
terms of peak hours and average
daily traffic (ADT), where
specifically requested;
404.6.2.1.2.3 Planned roadway improve-
ments by others;
Updated 1/2020 XVI - 26
404.6.2.1.2.4 Intersection levels of service;
404.6.2.1.2.5 Roadway levels of service
(where requested);
404.6.2.1.2.6 Other measures of roadway
adequacy; i.e.: lane-widths,
traffic signal warrants and
vehicle delay studies.
404.6.2.2 Projected site-generated traffic volumes in terms of:
404.6.2.2.1 Peak hours and ADT (by phase if
required);
404.6.2.2.2 Approach/departure distribution in-
cluding method of determination.
This must be approved prior to
performing future traffic analyses;
404.6.2.2.3 Site traffic volumes in roadway.
404.6.2.3 An analysis of future traffic conditions, with and
without the proposed development, including:
404.6.2.3.1 Future design year, or years with
phasing, combined traffic volumes
(site traffic plus future roadway
traffic). If the study is required for
PennDOT review, the future design
year shall be consistent with
PennDOT requirements.
404.6.2.3.2 Intersection levels of service;
404.6.2.3.3 Roadway levels of service (where
appropriate);
404.6.2.3.4 A pavement analysis of roadways that
are projected to experience
significant increases in ADT volumes
(where appropriate);
404.6.2.3.5 Other measures of roadway
adequacy, i.e.: lane-width; traffic
Updated 1/2020 XVI - 27
signal warrants and vehicle delay
studies.
404.6.2.4 A description of future levels of service and their
compliance with standards for traffic capacity of
streets, intersections and driveways.
404.6.2.5 A description and analysis of the proposed access
plan and site plan.
404.6.2.5.1 On-site circulation plan showing
parking locations and dimension,
loading access, circulation plan
showing parking locations and
dimension, loading access, cir-
culation roadway and traffic control;
404.6.2.5.2 Driveway access plan showing
location of driveways and new
intersections including geometric
conditions and traffic control.
404.6.2.6 A qualitative analysis of transportation demand
management measures including transit, pedestrian
and bicycles, as well as telecommuting, flextime,
ridesharing, and similar elements of demand.
404.6.3 Standards for traffic capacity and access.
404.6.3.1 New or modified streets and intersections shall be
designed for traffic capacity defined as follows,
unless otherwise approved by the municipal
engineer. All references to levels of service (LOS)
shall be as defined in the Highway Capacity Manual,
Special Report 209, published by the Transportation
Research Board.
404.6.3.1.1 Traffic capacity LOS shall be based
upon a future design year that coincides
with completion of the development
and PennDOT requirements;
404.6.3.1.2 New unsignalized intersections or
driveways which intersect streets
shall be designed for LOS C or better
for each traffic movement;
Updated 1/2020 XVI - 28
404.6.3.1.3 New or modified (additional ap-
proach created) signalized inter-
sections shall be designed for LOS C
or better;
404.6.3.1.4 Existing intersections impacted by
development traffic shall maintain a
minimum LOS D;
404.6.3.1.5 Streets shall be designed for a
minimum LOS C;
404.6.3.1.6 Sight distance at driveways and new
intersections shall meet standards
specified by PennDOT regulations.
404.7 Proof of compliance with Chapter VI (Grading, Excavating and the
Development of Slopes) of the Mt. Lebanon Code as determined by the
Administrator.
404.8 A statement requesting any waivers or modifications to the requirement of this
Chapter in accordance with §1202, if applicable.
§405 Preliminary Application Review of a Major Subdivision.
405.1 Planning Board Action. The municipal engineer may present a written report to
the Planning Board that states whether an application complies with the
requirements of this Chapter and that report, if any, shall be included in the
minutes at the Planning Board meeting.
The Planning Board shall approve, approve with conditions or disapprove the
preliminary application at a public meeting. The action of the Planning Board
shall provide reasons for the decision, and, in the case of a disapproval, shall
cite the specific requirements of this Chapter which have not been met.
The Planning Board shall not act until the review has been received from the
Allegheny County Department of Economic Development or until thirty (30)
days has passed since the date that the application was submitted to the County
for review. The report of the municipal engineer, if any, shall be made a part of
the record at that meeting.
A letter indicating approval, approval with conditions or disapproval shall be
mailed to the applicant within fifteen (15) days of the date of the decision. If
the preliminary application is not approved, the Planning Board shall specify
the defects found in the preliminary application and cite the specific
requirements of this Chapter that have not been met.
Updated 1/2020 XVI - 29
405.2 Conditional Approval. If the Planning Board determines that certain conditions
are warranted to be attached to preliminary approval to protect the public interest
and guarantee compliance with the requirements of this Chapter or other Chapters
of the Code, the conditions of approval shall be specified, in writing, in the notice
of conditional approval required by §405.1 of this Chapter. If the applicant fails
to give written notice to the Municipality regarding acceptance or rejection of the
conditions attached to preliminary approval within the required thirty (30) days,
preliminary approval shall automatically be rescinded without written notice to
the applicant.
405.3 Expiration of Preliminary Approval. Preliminary approval shall expire one (1)
year from the date of the grant of preliminary approval by the Planning Board,
unless a written extension is submitted by the applicant and approved by the
Planning Board. Any request for extension shall be submitted to the Planning
Board at least thirty (30) days prior to the prevailing expiration date. Extensions
may be granted for one (1) or more six (6) month period(s) upon a finding by
the Planning Board that such extension is warranted for reasonable cause and
not due to the applicant’s own negligence or inaction.
In the case of a phased development, calling for the installation of
improvements beyond the five (5) year period, a schedule shall be filed by the
applicant with the preliminary application delineating all proposed phases, as
well as time deadlines by which applications for final plat approval of each
phase are intended to be filed. The applicant shall update the schedule on or
before the anniversary of preliminary approval until final plat approval of the
final phase has been granted. Any modification in the aforesaid schedule shall
be subject to approval by the Planning Board in its sole discretion.
§406 Final Application Submission for a Major Subdivision. After the Planning Board has
approved a preliminary application for a major subdivision, the developer may proceed
by filing an application for final approval of a major subdivision. The final application
may be submitted for the entire development granted preliminary approval or may be
submitted in phases in accordance with §408.4 of this Chapter.
If the major subdivision proposes any variances from the provisions of the Zoning
Ordinance, the decision of the Zoning Hearing Board shall be issued prior to submission
of the application for final approval. If the zoning variances are denied, the final plat shall
be revised to show compliance with the zoning requirements at issue. If the final plat is
not revised to show compliance with the zoning requirements that are at issue, a new
preliminary application shall be required.
In either case, the applicant shall submit ten (10) copies of the final application required
by §407 of this Chapter to the Municipality at least twenty-one (21) days prior to the
regular meeting of the Planning Board. If the twenty-first (21st) day falls on a holiday,
the application shall be filed by the close of business on the immediately preceding
working day.
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Immediately upon receipt, the Municipality shall stamp the application with the date of
receipt and one (1) copy of the application shall be distributed to the municipal engineer
and one (1) copy to the municipal planner for review.
The final application shall not be considered to be complete and properly filed unless and
until all items required by §407 of this Chapter, including the application fee, have been
received.
During the review period between the date of receipt of the application for final approval
of a major subdivision by the municipality and the next regular meeting of the Planning
Board, the municipal engineer may provide a written review of the application to the
municipal planner. Based on the written review, if any, the municipal engineer and
municipal planner shall determine whether the application is ready to be scheduled on
the Planning Board agenda. The municipal planner shall notify the applicant, whether the
application will be scheduled on the next Planning Board meeting agenda and shall
provide a copy of the municipal engineer’s written review, if any, to the applicant.
In the event that the applicant submits ten (10) copies of a revised application that
addresses the municipal engineer’s written review at least fourteen (14) calendar days
prior to the regular monthly meeting of the Planning Board, the revised application will
be considered at the Planning Board meeting. Revised plans which are submitted less
than fourteen (14) calendar days prior to the Planning Board meeting will be scheduled
for consideration on the subsequent month’s Planning Board meeting agenda.
§407 Final Application Content. All applications for final approval of a major subdivision shall
include the following:
407.1 Ten (10) copies of the completed application form supplied by the Municipality;
407.2 Application filing fee, as required by §1301 of this Chapter;
407.3 One (1) copy of the approved preliminary plat;
407.4 Evidence that an amenities bond, if required, will be submitted at the time of
execution of the development agreement;
407.5 Final covenants and restrictions applicable to the plan, if any;
407.6 Written evidence of compliance with all other applicable Municipal, County,
State and Federal regulations or permits;
407.7 Written evidence of the decision of the Zoning Hearing Board regarding zoning
variances requested, if any; and
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407.8 Ten (10) copies of the final plat in accurate and final form for recording drawn
to a scale not less than one inch equals one hundred feet (1" = 100') on sheets
not exceeding thirty-four inches by forty-four inches (34" x 44") which clearly
delineates the following:
407.8.1 The name of the subdivision.
407.8.2 The name and address of the developer, and, if the developer is
not the landowner, the name and address of the landowner.
407.8.3 The name, address, certification and seal of the surveyor who
prepared the plat.
407.8.4 The north point, graphic scale and date.
407.8.5 Accurate boundary lines, with dimensions and bearings. The
boundary of the tract shall be determined by an accurate survey in
the field which must be balanced and closed and certified to be
correct by a registered land surveyor.
407.8.6 Accurate locations of all existing and recorded streets intersecting
the boundaries of the tract of land described in the final plat.
407.8.7 Lot numbers and dimensions. All lots shall be numbered
consecutively.
407.8.8 All dimensions shall be shown to the nearest one one-hundredth
(0.01) of a foot, United States Standard measure.
407.8.9 Final building lines.
407.8.10 The location and dimensions of all easements for public
improvements and any limitations on such easements.
407.8.11 Dimensions and bearings of any property to be reserved for public,
semi-public or community use.
407.8.12 Location of existing buildings and all other structures, including
walls, fences, culverts and bridges, with spot elevations of such
buildings and structures. Structures to be removed shall be
indicated by dashed lines; structures to remain shall be indicated
by solid lines.
407.8.13 Street names, which shall not duplicate or sound like an existing
street name in the 9-1-1 emergency service area;
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407.8.14 Complete curve data for all curves included in the final plat,
including radius, arc length, chord bearing and chord distance.
Lines which join these curves that are non-radial or non-tangential
should be so noted.
407.8.15 Street lines with accurate dimensions in feet and hundredths of
feet.
407.8.16 A tentative street profile plan for all streets within the subdivision
and for a distance of two hundred (200) feet beyond the boundaries
of the subdivision.
407.8.17 Refined contours and sufficient elevations to show proposed
grading, which demonstrates compliance with Chapter VI of the
Mt. Lebanon Code, entitled “Grading and Excavating and
Development of Steep Slopes.”
407.8.18 If applicable, a notation on the plat that access to a State highway
shall only be authorized by a highway occupancy permit issued by
the Pennsylvania Department of Transportation under Section 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
407.8.19 If applicable, a notation on the plat that access to a county owned
road shall be authorized by a highway occupancy permit issued by
the Allegheny County Department of Public Works.
407.8.20 Location, type and size of all monuments and lot markers in
accordance with the standards and requirements of §701 of this
Chapter and the County Planning Agency and an indication of
whether they were found or set.
407.8.21 Where applicable, evidence of approvals from the Allegheny
County Works Department, Allegheny County Soil Conservation
District, Pennsylvania Department of Environmental Protection
and the U.S. Army Corps of Engineers.
407.8.22 Spaces for the signatures of the Chairman and Secretary of the
Planning Board; the President and Secretary of the Commission;
the municipal engineer; and dates of approval.
407.8.23 Executed certification clauses required by the Allegheny County
Subdivision and Land Development Regulations.
407.8.24 Executed development agreement in a form approved by the
municipality.
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407.8.25 Delivery of the amenities bond and cash deposit pursuant to §413
of this Chapter.
§408 Review of a Final Application for a Major Subdivision.
408.1 Planning Board Recommendation. The municipal engineer may present a
written report to the Planning Board that states whether the application complies
with the requirements of this Chapter and that report, if any, shall be included
in the minutes of the Planning Board meeting.
The Planning Board shall make a recommendation, in writing, to the
Commission for approval, approval with conditions or disapproval of the final
application. The recommendation of the Planning Board shall provide reasons
for the recommendation and, in the case of a recommendation for disapproval,
shall cite the specific requirements of this Chapter which have not been met.
408.2 Commission Action. Eight (8) copies of the final plat, as recommended by the
Planning Board, and one (1) recordable plan with the required certifications and
signature clauses shall be submitted to the municipal manager at least twelve
(12) calendar days prior to the regular meeting of the Commission at which the
application is to be considered for approval.
The Commission shall approve, approve with conditions or disapprove the final
application at a public meeting. The Planning Board’s written recommendation
and the report of the municipal engineer, if any, shall be made a part of the
record at that meeting.
A letter indicating approval, approval with conditions or disapproval shall be
mailed to the applicant within fifteen (15) days of the date of the decision. If
the final application is not approved, the Commission shall specify the defects
found in the final application and cite the requirements of this Chapter that have
not been met.
408.3 Conditional Approval. If the Commission determines that certain conditions are
warranted to be attached to final approval to protect the public interest and
guarantee compliance with the requirements of this Chapter or other Chapters
of the Code, the conditions of approval shall be specified, in writing, in the
notice of conditional approval required by §408.2 of this Chapter. The applicant
shall accept or reject the conditions attached to final approval either by giving
written notice to the municipal manager or by executing the development
agreement required by §411 of this Chapter within ninety (90) days of the date
of the meeting of the Commission at which final approval is granted. If the
applicant fails to give written notice to the Municipality regarding acceptance
or rejection of the conditions attached to final approval or execute the
development agreement within the required thirty (30) days, final approval shall
automatically be rescinded without written notice to the applicant.
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408.4 Phased Approval. In the case where development of a major subdivision is
projected over a period of years, the Municipality authorizes submission of final
applications by sections or phases of development, subject to such requirements
or guarantees for public improvements in future sections or phases of the
development which are essential for the protection of the public welfare and
any existing or proposed section or phase of the plan.
All sections or phases shall conform to the preliminary application as previously
approved by the Municipality. Any phase that contains substantive changes in
the number of lots or buildings proposed or in the layout of the lots, buildings
or streets previously approved in the preliminary application shall require
complete resubmission of the preliminary application in accordance with this
Chapter.
§409 Mediation Option. The Municipality may offer the mediation option as an aid in reaching
decisions on applications for approval of subdivisions or land developments and as an
alternative to appeals from such decisions. Mediation shall supplement, not replace, those
procedures once they have been formally initiated. Nothing in this section shall be
interpreted as expanding or limiting the Municipality’s police powers or as modifying
any principle of substantive law.
Participation in mediation shall be wholly voluntary. The appropriateness of mediation
shall be determined by the particulars of each case and the willingness of the parties to
negotiate. The Commission shall assure that, in each case, the mediating parties, assisted
by the mediator, as appropriate, develop terms and conditions for:
409.1 Funding mediation.
409.2 Selecting a mediator who, at a minimum, shall have a working knowledge of
municipal zoning and subdivision and land development procedures and
demonstrated skills in mediation.
409.3 Completing mediation, including time limits for such completion.
409.4 Suspending time limits otherwise authorized in this Chapter, provided there is
written consent by the mediating parties, or by the Commission if either is not
a party to the mediation.
409.5 Identifying all parties and affording them the opportunity to participate.
409.6 Subject to legal restraints, determining whether some or all of the mediation
sessions shall be open or closed to the public.
409.7 Assuring that mediated solutions are in writing and signed by the parties, and
become subject to review and approval by the Commission pursuant to the
procedures for approval contained in this Chapter.
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No offers or statements made in the mediation sessions, excluding the final
written mediated agreement, shall be admissible as evidence in any subsequent
judicial or administrative proceedings.
Any person aggrieved by a decision of the Commission concerning and
application for approval of a subdivision or land development may appeal the
decision in accordance with the procedures specified in Article X-A of the
MPC.
§410 Indication of Approval. When requested by applicant, in order to facilitate financing, the
Commission shall furnish the developer with a signed copy of a resolution, indicating
approval of the final plat contingent upon the developer obtaining financial security
pursuant to this Chapter, executing the development agreement and meeting all of its
obligations. The plat shall not be signed by the Commission nor recorded until the
development agreement is executed and the cash deposit or irrevocable letter of credit
and amenities bond, if required, are submitted. The resolution shall expire and be deemed
revoked if the development agreement and financial security as set forth herein are not
executed and received by Mt. Lebanon within ninety (90) days of the date of the
resolution, unless a written extension is granted by the Commission.
§411 Development Agreement.
411.1 Prior to the Commission’s action granting final approval of a subdivision or
land development, the applicant shall execute a development agreement. The
development agreement shall include the following:
411.1.1 Petition for construction of public improvements: §412.1 of this
Chapter.
411.1.2 Submission of cash deposit or an irrevocable letter of credit:
§412.2 of this Chapter.
411.1.3 Indemnification: §412.3 of this Chapter.
411.1.4 Submission of an amenities bond, if required: §413 of this
Chapter.
411.1.5 Any other provisions or conditions that may be required by the
Municipality.
411.2 The development agreement shall be in a form acceptable to the municipal
solicitor and in addition to the above shall contain any conditions attached to
the final approval of the subdivision as well as include the submission of the
estimated sum required by the municipal engineer to initiate pre-bid procedures,
to prepare engineering designs and specifications and to perform related
activities for the bidding and construction of public improvements.
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411.3 A development agreement (form) may be obtained from the municipal
manager. A sample development agreement can be found in Appendix 7 to this
chapter.
§412 Petition for Construction of Public Improvements, Submission of Cash Deposit or an
Irrevocable Letter of Credit and Release of Damages.
412.1 Construction of Public Improvements. As a condition for final approval of a
subdivision or a land development plan, the applicant shall submit an amenities
bond as defined by this chapter, in favor of the Municipality, in an amount equal
to one hundred percent (100%) and a cash deposit of ten percent (10%) of the
cost for completion of public improvements. All public improvements shall be
constructed in accordance with the standards set forth in Appendix IV and the
municipal construction standards. Until the amenities bond and cash deposit are
submitted and the final plat is approved by the Commission there shall be no
grading of any type in the subdivision or land development, no construction of
private improvements and no structures placed on or within the subdivision or
land development. When streets and/or other public improvements in a
proposed subdivision have not been constructed or were not originally
constructed to Municipal Construction Standards the applicant shall grade, pave
and curb the streets and install storm sewers and sanitary sewers, street and
traffic control signage and other public improvements required in the proposed
subdivision in accordance with this chapter and the Municipalities Planning
Code.
412.2 Submission of Cash Deposit or Irrevocable Letter of Credit. As a part of the
development agreement, the applicant shall submit a cash deposit or irrevocable
letter of credit as defined by this Chapter, to the Municipality. The cash deposit
or irrevocable letter of credit shall be based upon a written estimate of the cost
of completion of the required improvements, prepared by the municipal
engineer and certified by such engineer to be a fair and reasonable estimate of
such and shall be in an amount equal to one hundred and ten percent (110%) of
the cost of completion, engineering and inspection of the public improvements.
412.2.1 Cash Deposit. The cash deposit shall be submitted to the
Municipality.
412.2.2 Irrevocable Letter of Credit. The irrevocable letter of credit shall
be payable to the Municipality and shall be issued by a commercial
bank organized under the Pennsylvania Banking Code of 1965 or
the National Banking Act, having its principal place of business in
the Commonwealth of Pennsylvania, and having unimpaired
capital and surplus of at least one hundred (100) times the face
amount of the letter of credit.
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412.2.3 Use of Cash Deposit or Irrevocable Letter of Credit. Mt. Lebanon
shall hold the cash deposit or the irrevocable letter of credit until
applied to the payment of costs of the improvements or returned
to the applicant in the manner hereinafter provided.
After the completion of the improvements and the payment of
entire cost thereof, if any excess remains in the cash deposit the
same shall be refunded by Mt. Lebanon to the applicant in
accordance with the Municipalities Planning Code. If, however,
any deficiency exists between the amount of said cash deposit or
irrevocable letter of credit and the actual total cost of the
improvements after the application of said cash deposit or
irrevocable letter of credit as aforesaid, Mt. Lebanon shall send to
the applicant a written statement showing the manner of the
application of said cash deposit or irrevocable letter of credit and
the amount of such deficiency, whereupon the applicant shall
promptly pay to Mt. Lebanon the amount of such deficiency, as
shown on said statements.
Any portion of such deficiency that is not paid by the applicant
within thirty (30) days from the sending of said written notice may
at Mt. Lebanon’s discretion, be assessed against the abutting
properties of the subdivision in accordance with the applicable
law. The improvements shall be constructed and the assessment
therefore made against abutting properties, at Mt. Lebanon’s
discretion, in accordance with the Home Rule Charter and
Optional Plans Law, 53 Pa.C.S. 2901, and Section 2060 of the
First Class Township Code, 53 P.S. §57060, as amended, Section
2408 of the First Class Township Code, 53 P.S. §57408 enacted
May 27, 1949, as amended or other applicable law. The total cost
of the improvements will be assessed on the abutting properties
without deduction for non-assessable property, street inter-
sections, or for any equitable adjustments.
412.2.4 Additional Remedies to Effect Completion of Improvements. In
the event that any improvements that may be required have not
been installed as provided in this Chapter or in accord with the
approved final plat, the Municipality may enforce any corporate
bond, or other security by appropriate legal and equitable
remedies. If proceeds of such bond, or other security, are
insufficient to pay the cost of installing or making repairs or
corrections to all of the improvements covered by that security,
the Municipality may, at its option, install such improvements in
all or part of the subdivision or land development and may institute
appropriate legal or equitable action to recover the moneys
necessary to complete the remainder of improvements. All of the
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proceeds, whether resulting from the security or from any legal or
equitable action brought against the developer, or both, shall be
used solely for the installation of the improvements covered by
such security, and not for any other municipal purpose.
412.3 Indemnification. The development agreement shall contain the statement that
the applicant has released, discharged, indemnified and held harmless forever,
and does hereby release, discharge, indemnify and hold harmless forever Mt.
Lebanon, its officials, employees, successors, and assigns, of and from any and
all loss, claims, demands, manner of action, or causes of action for damage to
the respective properties of applicant.
The development agreement shall also contain a release of damages by the
applicant, releasing the Municipality from claims for damages arising from
construction of the street improvements and the installation of storm sewers and
sanitary sewers and other public improvements.
§413 Posting of Amenities Bond and Cash Deposit. As a condition for final approval of a
subdivision or a land development plan, the applicant shall submit an amenities bond as
defined by this Chapter, in favor of the Municipality, in an amount equal to one hundred
percent (100%) and a cash deposit of ten percent (10%) of the cost for completion of
private improvements. All private improvements shall be constructed in accordance with
the standards set forth in Appendix IV and the municipal construction standards. Until
the amenities bond and cash deposit are submitted and the final plat is approved by the
Commission there shall be no grading of any type in the subdivision or land development,
no construction of private improvements and no structures placed on or within the
subdivision or land development. The process for estimating the cost for completion of
private improvements shall be as follows.
413.1 Determination of Cost of Completion. In all subdivisions and land
developments where private improvements are required by Mt. Lebanon or
voluntarily provided by the Applicant, an Amenities Bond and Cash Deposit
shall be required. The estimate of the cost of the completion of the required
private improvements shall be prepared by the Applicant’s engineer and shall
be certified by such engineer to be a fair and reasonable estimate of such costs.
The Municipality, upon the recommendation of the Municipal Engineer, may
refuse to accept such estimate for good cause shown. If the applicant and the
municipality are unable to agree upon an estimate, the estimate shall be
recalculated and re-certified by another engineer chosen mutually by the
Municipality and the applicant. The estimate certified by the third engineer shall
be presumed fair and reasonable, and shall be the final estimate. In the event
that the third engineer is chosen, fees for the services of the said engineer shall
be paid equally by the applicant and Mt. Lebanon.
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413.2 Time for Completion of Improvements. If more than one (1) year from the date
of posting of the amenities bond and cash deposit is required to complete the
necessary improvements, the amount of the amenities bond shall be increased
by an additional ten percent (10%) for a one (1) year period beyond the first
anniversary date from posting the amenities bond or to an amount not exceeding
one hundred ten percent (110%) of the cost of completing the required private
improvements as reestablished on or about the expiration of the preceding one
(1) year period by using the above procedure, whichever is the greater amount.
413.3 Completion by Mt. Lebanon. If the private improvements are not completed
within two (2) years of the posting of the amenities bond and cash deposit Mt.
Lebanon shall use the cash deposit to complete the private improvements. If the
cash deposit is not sufficient to complete the private improvements the
Municipality of Mt. Lebanon shall take the necessary actions to enforce the
amenities bond by appropriate legal and equitable remedies provided by the
Laws of the Commonwealth of Pennsylvania.
413.4 Date of Completion. A written and agreed to determination shall be made to
establish a reasonable date when the private improvements should be completed
after the municipal improvements are completed.
§414 Recording of Final Plat. Upon approval of a final subdivision or land development plat
by the Municipality, the developer shall, within ninety (90) days of such final approval
or 90 days after the date of delivery of an approved plat signed by the governing body
following completion of conditions imposed for such approval, whichever is later, record
such plat in the Allegheny County Department of Real Estate (ACDRE).
414.1 All plats or plans shall be drawn on paper. Sepias, vellums, and mylars will not
be accepted.
414.2 Standard size sheets of drafting material shall be used. The actual reproducible
area of drawing on a sheet shall not be smaller than seventeen (17) inches by
twenty-two (22) inches and shall not be larger than twenty-two (22) inches by
thirty-four (34) inches.
414.3 All plats or plans shall be drawn or plotted with black drafting or plotter ink.
414.4 All dedications, acknowledgements, certifications and approvals shall be made
with black drafting or plotter ink, or a varityping process which will enable
legible reproduction.
414.5 All signatures and dates shall be made with permanent black ink using a felt
tipped pen or drafting pen.
414.6 All plans shall be drawn to a scale no smaller than one hundred feet (100) feet
to the inch.
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414.7 All condominium floor plans shall be drawn to a scale no smaller than one-
eighth (1/8) inch to the foot.
414.8 All plats and plans shall be of sufficient size, within the parameters set forth in
§414.2 of this Chapter, to clearly show all dimensions, notations and other
printed matter with sufficient legibility and clarity to permit legible
reproduction.
§415 Reinstatement of Approval. In the event that the plat has not been recorded within the
required ninety (90) days, the applicant must submit a request in writing to the
Municipality requesting reapproval of the plan, provided there are no changes in the
subdivision previously granted approval and all the requirements of this Chapter
regarding posting of and execution of an Escrow Deposit or Amenities Bond and
execution of a Development Agreement have been met and, further, provided the plan is
submitted for reinstatement of approval within one hundred eighty (180) days following
the date of Final Approval by the Commission.
Any request for reinstatement of Final Approval which is submitted after one hundred
eighty (180) days from the date of the original granting of Final Approval by the
Commission shall be required to resubmit an application for Final Approval in
conformance with the requirements this Chapter.
§416 Filing of Copies. Upon recording of the final plat in the Allegheny County Department
of Real Estate (ACDRE), the applicant shall deliver to the Municipal Manager, one (1)
recordable plan and one copy in electronic format of the final plat as recorded, containing
all required signatures and dates of approval. The following layers shall be included in
the electronic file: property lines, right of way lines, centerline of streets, easements, lot
numbers, street names, pavement, buildings, text general (title block, notes, clauses, etc.),
metes and bounds, utilities (storm and sanitary on separate layers), drainage (creeks and
streams), monuments and markers, building setbacks, adjoining property lines, contours,
elevation spots, and walls. Electronic files shall be in a file format type as specified by
the Municipal Planner.
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PART 5
REVIEW PROCEDURE FOR LAND DEVELOPMENTS
§501 Pre-Application Conference. Prior to filing an application for Preliminary Approval of a
Land Development, the applicant or his representative may meet with the Municipal
Planner and other representatives of the Municipality, including the Economic
Development Officer, Zoning Inspector and Municipal Engineer, as warranted, to obtain
application forms and to discuss application procedures and applicable ordinance
requirements.
In addition, the developer may request a pre-application conference with the Planning
Board to discuss the conceptual design for the development of the property and the
feasibility and timing of the application. The applicant shall contact the Municipal
Planner at least fourteen (14) calendar days prior to the regular meeting of the Planning
Board to request a pre-application conference with the Planning Board.
The pre-application conference with the Planning Board is voluntary and no formal
application or fee is required. This opportunity is afforded to the developer to obtain
information and guidance before entering into binding commitments or incurring
substantial expenses for plan preparation.
A pre-application conference shall not constitute formal filing of any application for
approval of a land development, shall not bind the Planning Board to approve any
concept presented in the pre-application conference and shall not protect the application
from any subsequent changes in ordinance provisions which may affect the proposed
development between the date of the pre-application conference and the date of filing of
an application for Preliminary Approval of a Land Development under the terms of this
Chapter.
§502 Preliminary Application Submission. The applicant shall file ten (10) copies of an
application for Preliminary Application Review of a Land Development required by §504
of this Chapter to the Municipality at least thirty (30) days prior to the regular meeting of
the Planning Board. If the thirtieth (30th) day falls on a holiday, the application shall be
filed by the close of business on the immediately preceding working day.
The Preliminary Application shall not be considered to be complete and properly filed
unless and until all items required by §503 of this Chapter, including the Application Fee,
have been received.
Immediately upon receipt, the Municipality shall stamp the application with the date of
receipt and one (1) copy of the application shall be distributed to the municipal engineer
and one (1) copy to the municipal planner for review.
Additionally, the municipal planner shall submit one (1) copy of the complete and
properly filed preliminary application to the Allegheny County Department of Economic
Development for review and comment that shall be subject to payment of the prevailing
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County review fee by the developer. Additional copies may be requested from the
applicant for referral to any other appropriate review agency at the discretion of the
municipal planner.
During the review period between the date of receipt of the application for preliminary
approval of a land development plan by the Municipality and the next regular meeting of
the Planning Board, the municipal engineer may provide a written review of the
application to the municipal planner. Based on the written review, if any, the municipal
engineer and municipal planner shall determine whether the application is ready to be
scheduled on the Planning Board agenda. The municipal planner shall notify the
applicant whether the application will be scheduled on the next Planning Board meeting
agenda and shall provide a copy of the municipal engineer’s written review, if any, to the
applicant.
§503 Preliminary Application Content. The application for preliminary review of a land
development shall include the following information:
503.1 Ten (10) copies of the completed application form supplied by the Municipality.
503.2 Application filing fee, as required by §1301 of this Chapter.
503.3 Evidence of ownership or proprietary interest.
503.4 Evidence of compliance with the requirements of §§404.5 and 404.6 of this
Chapter.
503.5 Evidence of compliance with Chapter VI (Grading and Excavating and
Development of Slopes) of the Mt. Lebanon Code.
503.6 Ten (10) copies of a preliminary plat, prepared in accordance with the
specifications shown in the applicable diagrams in Appendix II accurately
drawn to a scale of not less than one inch equals fifty feet (1"=50') certified by
a Pennsylvania Registered Land Surveyor as to existing features, design
features and boundaries. The preliminary plat shall include or be accompanied
by the following information:
503.6.1 Date of preparation. All revisions shall be noted and dated.
503.6.2 A location map showing the location of the tract with reference to
the surrounding properties, existing streets and streams within one
thousand (1,000) feet of the land development.
503.6.3 Name of the development, including the words “preliminary land
development plan;” north arrow; graphic scale; map and parcel
number; the name and address of the record owner; the name and
address of the applicant; the name and address, license number and
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seal and signature of the person preparing the survey. If the owner
of the premises is a corporation, the name and business address of
the president and secretary shall be submitted on the application.
503.6.4 All distances shall be in feet and one hundredths (0.01) of a foot
and all bearings shall be given to the nearest ten (10) seconds.
503.6.5 A copy of the zoning district map in which the parcel is located,
together with the zoning classification of properties within two
hundred (200) feet of the boundaries of the property for which the
application is made shall be illustrated on a map.
503.6.6 A boundary and topographical survey by a surveyor of the total
proposed land development. If the developer intends to develop a
tract of land in phases, the preliminary plat shall include the total
tract.
503.6.7 A copy of any existing or proposed covenants, deed restrictions,
which are applicable to the property.
503.6.8 A statement requesting any waivers or modifications to the
requirements of this Chapter in accordance with §1202, if
applicable.
503.6.9 A statement identifying any zoning variances that have been
granted to the property by the Zoning Hearing Board.
503.6.10 The distance, measured along the right-of-way lines of existing
streets abutting the property, to the nearest intersections with other
public streets within two hundred (200) feet of the site boundaries.
503.6.11 The location and dimensions of proposed buildings and structures,
all accessory structures and fences, if any, including front, side and
rear yard setbacks, height of buildings, first floor elevations of all
structures and floor plans of buildings.
503.6.12 Location of existing buildings and all other structures, including
walls, fences, culverts and bridges, with spot elevations of such
buildings and structures. Structures to be removed shall be
indicated by dashed lines; structures to remain shall be indicated
by solid lines.
503.6.13 If applicable, special flood hazard area boundaries. If any
proposed construction or development is located within or
adjacent to, any identified flood-prone area, the following
information shall be submitted:
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503.6.13.1 A plan which accurately delineates the area which is
subject to flooding, the location of the proposed
construction, the location of any other flood-prone
development or structures, and the location of any
existing or proposed stream improvements or
protective works, information concerning the one
hundred (100) year flood elevations, descriptions of
uplift forces, associated with the one hundred (100)
year flood, size of structures, location and elevations
of streets, water supply and sanitary sewage
facilities, soil types and flood-proofing measures.
503.6.13.2 A document certified by a registered professional
engineer or architect that the proposed construction
has been adequately designed against flood damage
and that the plans for the development of the site
adhere to the regulations set forth in Chapter II, Part
2, of the Mt. Lebanon Code entitled Flood Plain
Regulations. Such statement shall include a
description of the type and extent of flood-proofing
measures that have been incorporated into the design
of the structure.
503.6.14 Existing and proposed contours, referred to as United States Coast
and Geodetic Survey datum, now known as National Vertical
Geodetic Datum (NVGD) 1929, with a contour interval of two (2)
feet for slopes of less than twenty percent (20%) and an interval
of five (5) feet for slopes of twenty percent (20%) or more.
Regardless of slope, contours within areas of disturbance shall be
plotted at two (2) foot intervals. Dashed lines shall be used to
indicate existing contours and solid lines shall be used to indicate
proposed contours.
503.6.15 Location of existing rock outcrops, high points, watercourses,
depressions, ponds, marshes, wooded areas and other significant
existing features, including previous flood elevations of
watercourses, ponds and marsh areas as determined by survey.
503.6.16 Identification of any wetlands on the site and the design
techniques proposed to accommodate them.
503.6.17 Any and all existing streets related to the proposed development;
including the names, cartway widths, approximate gradients and
sidewalk widths.
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503.6.18 If any new streets are proposed, profiles, indicating grading; cross
sections showing the width and design of roadways and sidewalks.
503.6.19 Acreage, to the nearest hundredth of an acre of the site to be
developed for non-residential purposes and/or the area, in square
feet, of each lot to be developed for residential purposes.
503.6.20 Plans of proposed stormwater systems showing feasible
connections to existing or any proposed utility systems. Pipe sizes,
grades and direction of flow, locations and inlets, manholes or
other appurtenances and appropriate invert and other elevations
shall be indicated. All stormwater facility plans shall be
accompanied by a separate sketch showing all existing drainage
within five hundred (500) feet of any boundary, and all areas and
any other surface area contributing to the calculations, and
showing methods used in the drainage calculations.
503.6.21 Stormwater management plans, if required by §809 of this
Chapter.
503.6.22 The location and size of all existing and proposed sanitary sewers.
503.6.23 The location and size of all existing and proposed waterlines,
valves and hydrants.
503.6.24 The location, width and purpose of all existing and proposed
easements and rights-of-way.
503.6.25 The location, type and approximate size of existing utilities to
serve the development.
503.6.26 Tree masses and all individual specimen trees having a caliper of
four (4) inches or greater.
503.6.27 A soil erosion and sedimentation control plan prepared by a person
trained and experienced in control methods and techniques which
conforms to the requirements of the Pennsylvania Clean Streams
Law and Chapter 102 of the Rules and Regulations of the
Pennsylvania Department of Environmental Protection governing
Erosion Control, or any successor regulations thereto.
503.6.28 The number and density of dwelling units (if residential).
503.6.29 All means of vehicular access for ingress and egress to and from
the site onto public streets, showing the size and location of
internal streets or driveways and curb cuts including the
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organization of traffic channels, acceleration and deceleration
lanes, additional width and any other improvements on the site or
along the site’s street frontage necessary to prevent a difficult
traffic situation. All pedestrian walkways and provisions for
handicapped facilities in compliance with the requirements of the
Americans with Disabilities Act (ADA) for an accessible site shall
also be shown. In addition, the land development plan shall show
the existing road system, located outside the development within
two hundred (200) feet of the development or the next nearest
intersection.
503.6.30 Computation of the number of parking spaces to be provided, the
location and design of off-street parking areas and loading areas
showing size and location of bays, aisles and barriers and the
proposed direction of movement.
503.6.31 Tabulation of site data, indicating zoning requirements applicable
to the site and whether the proposed site development features
comply.
503.6.32 Proposed screening and landscaping, including a preliminary
planting plan.
503.6.33 The methods, placement and screening of solid waste disposal and
storage facilities.
503.6.34 If applicable, a detailed proposal, including covenants,
agreements, or other specific documents showing the ownership
and method of assuring perpetual maintenance to be applied to
those areas which are to be used for private streets, sewers,
recreational or other common purposes.
503.6.35 If the plan is to be completed in phases, the proposed sequence of
development with projected time schedule for completion of each
of the several phases.
503.6.36 If applicable, a notation on the plat that access to a State highway
shall only be authorized by a highway occupancy permit issued by
the Pennsylvania Department of Transportation under Section 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
503.6.37 If applicable, a notation on the plat that access to a county owned
road shall be authorized by a highway occupancy permit issued by
the Allegheny County Department of Public Works.
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503.6.38 Spaces for the signature of the Chairman and Secretary of the
Planning Board; the President and Secretary of the Commission;
the Municipal Engineer; and dates of approval.
§504 Preliminary Application Review of a Land Development.
504.1 Planning Board Action. The municipal engineer may present a written report to
the Planning Board that states whether an application complies with the
requirements of this Chapter and that report, if any, shall be included in the
minutes at the Planning Board meeting.
The Planning Board shall approve, approve with conditions or disapprove the
preliminary application at a public meeting. The action of the Planning Board
shall provide reasons for the decision and, in the case of disapproval, shall cite
the specific requirements of this Chapter that have not been met.
The Planning Board shall not act until the review has been received from the
Allegheny County Department of Economic Development or until thirty (30)
days has passed since the date that the application was submitted to the County
for review. The report of the municipal engineer, if any, shall be made a part of
the record at that meeting.
A letter indicating approval, approval with conditions or disapproval shall be
sent to the applicant by regular mail within fifteen (15) days of the date of the
decision. If the preliminary application is not approved, the Planning Board
shall specify the defects found in the preliminary application and cite the
requirements of this Chapter that have not been met.
504.2 Conditional Approval. If the Planning Board determines that certain conditions
are warranted to be attached to the preliminary approval to protect the public
interest and guarantee compliance with the requirements of this Chapter, or
other Chapters of the Code, the conditions of approval shall be specified, in
writing, in the notice of conditional approval required by §504.1 of this Chapter.
If the applicant fails to give written notice to the Municipality regarding
acceptance or rejection of the conditions attached to preliminary approval
within the required thirty (30) days, preliminary approval shall automatically
be rescinded without written notice to the applicant.
504.3 Expiration of Preliminary Approval. If an application for final approval of a
land development, or in the case of a phased development, an application for
the first phase of the land development is not submitted within one (1) year
from the date of the grant of preliminary approval by the Commission,
preliminary approval shall expire, unless a written request for an extension is
submitted by the applicant and approved by the Commission. Any request for
extension shall be submitted to the Commission at least thirty (30) days prior to
the prevailing expiration date. Extensions may be granted for one (1) or more
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six (6) month period upon a finding by the Commission that such extension is
warranted for reasonable cause and not due to the applicant’s own negligence
or inaction.
504.4 In the case of a phased development, calling for the installation of
improvements beyond a five (5) year period, a schedule shall be filed by the
applicant with the preliminary application delineating all proposed phases, as
well as time deadlines by which applications for final plat approval of each
phase are intended to be filed. The applicant shall update the schedule annually
on or before the anniversary of preliminary approval until final plat approval of
the final phase has been granted. Any modification in the aforesaid schedule
shall be subject to approval by the Commission in its sole discretion.
§505 Final Application Submission for a Land Development. The applicant shall submit ten
(10) copies of the application for final approval required by §506 of this Chapter to the
Municipality at least twenty-one (21) days prior to the regular meeting of the Planning
Board. If the twenty-first (21st) day falls on a holiday, the application shall be filed by
the close of business on the immediately preceding working day.
The final application shall not be considered to be complete and properly filed unless and
until all items required by §506 of this Chapter, including the application fee, have been
received.
Immediately upon receipt, the Municipality shall stamp the application with the date of
receipt and one (1) copy of the application shall be distributed to the municipal engineer,
one (1) copy to the economic development officer and one (1) copy to the municipal
planner for review.
In the event that the Planning Board has granted a waiver under §1202 of this Chapter to
allow submission of a single application for combined preliminary and final approval,
the municipal planner shall submit one (1) copy of the complete and properly filed
combined preliminary and final application to the Allegheny County Department of
Economic Development for review and comment which shall be subject to payment of
the prevailing County review fee by the developer. Additional copies may be requested
for referral to any other appropriate review agency at the discretion of the municipal
engineer.
During the review period between the date of receipt of the application for final approval
of a land development plan by the Municipality and the next regular meeting of the
Planning Board, the municipal engineer may provide a written review of the application
to the municipal planner. Based on the written review, if any, the municipal engineer and
municipal planner shall determine whether the application is ready to be scheduled on
the Planning Board agenda. The municipal planner shall notify the applicant whether the
application will be scheduled on the next Planning Board meeting agenda and shall
provide a copy of the municipal engineer’s written review, if any, to the applicant.
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In the event that the applicant submits ten (10) copies of a revised application that
addresses the municipal engineer’s written review at least fourteen (14) calendar days
prior to the regular monthly meeting of the Planning Board, the revised application will
be considered at the Planning Board meeting. Revised plans that are submitted less than
fourteen (14) calendar days prior to the Planning Board meeting will be scheduled for
consideration on the subsequent month’s Planning Board meeting agenda.
§506 Final Application Content. All applications for final approval of a land development shall
include the following:
506.1 Ten (10) copies of the completed application form supplied by the Municipality;
506.2 Application filing fee, as required by §1301 of this Chapter;
506.3 Evidence of ownership or proprietary interest;
506.4 One (1) copy of the approved preliminary plat, unless the application is for
combined preliminary and final approval authorized in this Chapter;
506.5 Ten (10) copies of a final plat drawn in accordance with the specifications
shown in the applicable diagrams in Appendix II at a scale of not less than one
inch equals one hundred feet (1"=100'). The final plat shall show or be
accompanied by the following information:
506.5.1 Date, name and location of the land development, the name of the
owner, graphic scale and the words “final land development plan.”
506.5.2 Tract boundary lines, right-of-way lines of streets, street names,
easements and other rights-of-way, land reserved or dedicated to
public use, all lot lines and other boundary lines; with accurate
dimensions, bearing or deflection angles, and radii, arcs and
central angles of curves; and the area of each lot.
506.5.3 The names, exact location and widths of all existing and recorded
streets intersecting or paralleling the plot boundaries within a
distance of two hundred (200) feet or the next nearest intersection.
506.5.4 The purpose location and dimensions of any easement or land
reserved or dedicated to public use shall be designated.
506.5.5 Lot and block numbers assigned to the property by the County
Assessment Office, including lot and block numbers of
immediately abutting property.
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506.5.6 Certification by the applicant’s surveyor as to accuracy of details
of plat. The error of closure shall not be more than one (1) in ten
thousand (10,000).
506.5.7 Dates of preparation and dates of all revisions to the plan.
506.5.8 Name and business address of the registered architect, landscape
architect or professional engineer who prepared the plan.
506.5.9 Evidence of required permits from applicable Federal, State and
County agencies.
506.5.10 Certification of service from all applicable utility companies.
506.5.11 A design view of the front, side and rear elevations of the proposed
structures. Design view elevations are also to be shown where
proposed additions or alterations affect such elevations.
506.5.12 Location, height and use of all existing and proposed structures on
the property, indicating structures to be removed, if any, and the
distances between proposed structures or additions to existing
structures and adjacent property lines.
506.5.13 A site lighting plan showing details of all exterior lighting fixtures
and supports, the location of exterior lighting fixtures proposed to
light the buildings, parking areas, sidewalks and any other areas
proposed for public use; documentation that proposed lighting will
be shielded and reflect away from adjacent streets and residential
properties; a photometric plan.
506.5.14 Layout and design of proposed parking and loading areas,
including the gradient of proposed driveways and parking
facilities and the proposed pattern of traffic circulation on the site,
including pavement markings, islands, curbs, bumper guards and
similar facilities.
506.5.15 Sidewalks or walkways, if any, proposed for pedestrian circulation
on the site.
506.5.16 The type of paving material to be used for all sidewalks,
walkways, driveways and parking facilities.
506.5.17 A final landscaping plan showing the type, size and location of
any plant material proposed, a planting schedule, all areas
proposed to be seeded, and the parties responsible for future
maintenance.
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506.5.18 Construction materials of all fences, walls or screens.
506.5.19 A final grading plan, as required by Chapter VI (Grading and
Excavating and Development of Slopes), including erosion and
sedimentation control measures, as required by §804.1 of this
Chapter.
506.5.20 If applicable, a notation on the plat that access to a State highway
shall only be authorized by a highway occupancy permit issued by
the Pennsylvania Department of Transportation under Section 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
506.5.21 If applicable, a notation on the plat that access to a County owned
road shall only be authorized by a highway occupancy permit
issued by the Allegheny County Department of Public Works.
506.5.22 If applicable, an N.P.D.E.S. Permit.
506.5.23 If applicable, final stormwater management calculations and
construction drawings for stormwater management facilities as
required by §809 of this Chapter.
506.5.24 Storm drainage plan, including location, size, slope, direction of
flow, capacity and material of all storm sewers and connections to
existing systems; location of all catch basins, manholes, culverts
and other appurtenances; location and width of all storm drainage
easements; and location of surface swales, if any.
506.5.25 Written evidence that an amenities bond for private
improvements, as required by §510 of this Chapter, will be
submitted at the time of execution of the development agreement.
506.5.26 An executed development agreement in a form approved by the
municipality.
506.5.26.1 Petition for improvements. When street and other
improvements have not been made previously in
accordance with Municipal specifications, including
any streets which were not built originally to
Municipal specifications, there shall be submitted to
the manager, at the time the final plat is submitted to
him for approval, the following executed documents:
506.5.26.1.1 A petition from the developer to the
Commission requesting the Munici-
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pality to grade, pave, curb and storm
sewer the streets in the proposed
subdivision or land development and
to install the necessary sanitary
sewers required in the proposed
subdivision or land development.
506.5.26.1.2 A release of damages by the
developer, releasing the Municipality
from claims for damages arising from
street improvements and the
installation of sanitary sewers and
storm sewers.
506.5.26.1.3 An agreement between the developer
and the Municipality providing either
(a) a cash deposit with the Munici-
pality or (b) an irrevocable letter of
credit payable to the Municipality,
from a commercial bank organized
under the Pennsylvania Banking
Code of 1965 or the National Banking
Act, having its principal place of
business in the Common-wealth of
Pennsylvania, and having unimpaired
capital and surplus of at least one
hundred (100) times the face amount
of the letter of credit. The cash
deposit or letter of credit shall be in
an amount as determined by the
municipal engineer, equal to one
hundred ten percent (110%) of the
engineering installation of the
improvements in accordance with the
standards and specification of the
Municipality.
506.5.26.2 Forms for the petition, release of damages, and
agreement (including the letter of credit, if used)
shall be obtained from the manager.
506.5.27 Spaces for signatures of the President and Secretary of the
Commission; the Chairman and Secretary of the Planning Board;
the Municipal Engineer; and dates of approval.
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§507 Final Application Review of a Land Development.
507.1 Planning Board Recommendation. The municipal engineer may present a
written report to the Planning Board that states whether the application complies
with the requirements of this Chapter and that report, if any, shall be included
in the minutes of the Planning Board meeting.
The Planning Board shall make a recommendation, in writing, to the
Commission for approval, approval with conditions or disapproval of the final
application. The recommendation of the Planning Board shall provide reasons
for the recommendation and, in the case of a recommendation for disapproval,
shall cite the specific requirements of this Chapter which have not been met.
507.2 Commission Action. Eight (8) copies of the final plan, as recommended by the
Planning Board, and one (1) recordable plan with the required signature clauses
shall be submitted to the municipal manager at least twelve (12) calendar days
prior to the regular meeting of the Commission at which the application is to be
considered for approval.
The Commission shall approve, approve with conditions or disapprove the final
application at a public meeting. The Planning Board’s written recommendation
and the report of the municipal engineer, if any, shall be made a part of the
record at that meeting.
A letter indicating approval, approval with conditions or disapproval shall be
mailed to the applicant within fifteen (15) days of the date of the decision. If
the final application is not approved, the Commission shall specify the defects
found in the final application and cite the requirements of this Chapter that have
not been met.
507.3 Conditional Approval. If the Commission determines that certain conditions are
warranted to be attached to final approval to protect the public interest and
guarantee compliance with the requirements of this Chapter, or other Chapters
of the Code, the conditions of approval shall be specified, in writing, in the
notice of conditional approval required by §507.2 of this Chapter. The applicant
shall accept or reject the conditions attached to final approval either by giving
written notice to the municipal manager or by executing the development
agreement required by §411 of this Chapter within thirty (30) days of the date
of the meeting of the Commission at which final approval is granted. If the
applicant fails to give written notice to the Municipality regarding acceptance
or rejection of the conditions attached to final approval or execute the
development agreement within the required thirty (30) days, final approval shall
automatically be rescinded without written notice to the applicant.
507.4 Phased Approval. In the case where a land development is projected over a
period of years, the Municipality authorizes submission of final applications by
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sections or phases of development, subject to such requirements or guarantees
for improvements in future sections or phases of the development which are
essential for the protection of the public welfare and any existing or proposed
section or phase of the plan.
507.5 All sections or phases shall conform to the preliminary application as previously
approved by the Municipality. Any phase that contains substantive changes in
the number of lots or buildings proposed or in the layout of the lots, buildings
or streets previously approved in the preliminary application shall require
complete resubmission of the preliminary application in accordance with this
Chapter.
§508 Mediation Option. The Municipality may offer the mediation option as an aid in
completing the proceedings authorized by this Article in accordance with the
requirements of Part 12 of this Chapter.
§509 Development Agreement. All land developments shall be further subject to the
requirements for a development agreement as specified in §411 of this Chapter.
§510 Amenities Bond and Cash Deposit. All land developments shall be further subject to the
requirement for an amenities bond and cash deposit as specified in §413 of this Chapter.
§511 Land Developments that Propose the Extension or Installation of Any Public
Improvements. Land developments which propose the extension or installation of any
public improvements, as defined by this Chapter, shall be further subject to §412 of this
Chapter governing a petition for construction of public improvements, posting of a cash
deposit or irrevocable letter of credit, the use of such funds and bids for public
improvements to guarantee their proper installation and execution of a development
agreement.
§512 Recording. A land development plan shall not be required to be recorded in the County
Recorder of Deeds Office, if the land development is proposed on a lot or lots of record,
unless a declaration plan is required to be recorded pursuant to applicable state law for a
condominium.
Any land development plan which involves the subdivision, resubdivision or
consolidation of property or the dedication of easements or rights-of-way for public
improvements shall present a final plat for recording purposes with the application for
final approval of the land development. The final plat for recording shall be prepared in
accordance with the requirements of §407 of this Chapter for a major subdivision.
§513 Filing of Copies. Whether or not the land development is required to be recorded, the
applicant shall deliver to the Municipality, one (1) recorded plan and one (1) copy in
electronic format of the final plat, containing all required signatures and dates of
approval. The following layers shall be included in the electronic file: property lines,
right of way lines, centerline of streets, easements, lot numbers, street names, pavement,
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buildings, text general (title block, notes, clauses, etc.), metes and bounds, utilities (storm
and sanitary on separate layers), drainage (creeks and streams), monuments and markers,
building setbacks, adjoining property lines, contours, elevation spots, and walls.
Electronic files shall be in a file format type as specified by the Municipal Planner.
§514 Expiration of Final Approval of a Land Development Plan for Failure to Initiate and
Pursue Development.
514.1 If construction of a land development which has been granted final approval,
and for which a development agreement and/or amenities bond and cash deposit
have been submitted, is not initiated and diligently pursued within one (1) year
of the date of final approval, final approval shall expire immediately; provided,
however, that the Commission may grant a reasonable extension, if the
developer presents satisfactory evidence that difficulties have prevented the
work from being initiated and/or diligently pursued and the request for an
extension is submitted, in writing, prior to the date of expiration of the approval.
For purposes of this section, “initiated and diligently pursued” shall include any
construction activities including the awarding of any necessary permits from
the Municipality. Any construction that occurs after expiration of final approval
shall constitute a violation of this Chapter and shall be subject to the
enforcement remedies of §1305 of this Chapter.
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PART 6
INSPECTION AND ACCEPTANCE OF IMPROVEMENTS
§601 Pre-Construction Meeting.
601.1 Private Improvements. Following final approval and the posting of the amenities
bond and cash deposit, the developer shall meet with the municipal engineer, the
inspectors and any other representative of the Municipality which may be
warranted prior to initiating construction of private improvements in order to
review the requirements for progress inspections, notice of completion,
certificate of completion and release of amenities bond, to establish necessary
emergency notification procedures and to review specifications for installation of
the private improvements in the approved plan.
§602 Progress Inspections.
602.1 Private Improvements. At least seventy-two (72) hours prior to initiating work
to install the private improvements in an approved land development plan, the
developer shall notify the Mt. Lebanon Inspection Office and the municipal
engineer. Inspections shall be performed as frequently as is necessary to
determine compliance with the terms of the approved land development plan.
The cost of the inspections shall be charged to the developer in accordance with
§1301 of this Chapter.
At a minimum, the following inspections shall be performed:
602.1.1 Rough Grading: when all rough grading has been completed.
602.1.2 Drainage Facilities: when drainage facilities are being installed
and before such facilities are backfilled.
602.1.3 Sanitary Facilities: sanitary facilities are being installed and before
such facilities are backfilled.
602.1.4 Special Structures: when excavations are completed for retaining
and crib walls and when reinforcing steel is in place and before
concrete is poured.
602.1.5 Roadways: when roadways and parking areas are rough graded
and before final paving.
602.1.6 Additional Inspection: when in the opinion of the Municipality
other inspections are necessary.
602.1.7 Final Inspection: when all work, including the installation of all
drainage, landscaping and other structures has been completed.
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602.1.8 The developer shall request the foregoing inspections by the
Municipality at least twenty-four (24) hours in advance.
§603 Notice of Completion.
603.1 Private Improvements. When the developer has completed the required private
improvements in an approved land development plan, the developer shall make
a request, in writing, to the Inspection Office for a final inspection as a
prerequisite to the certificate of completion required by §607 of this Chapter.
§604 Filing of As-Built Plans. Upon completion of the private improvements in a plan, “as-
built” plans and profiles of the private improvements, as constructed, shall be filed with
the Municipality by the developer within ten (10) days of the mailing of the notice of
completion. One print of each “as-built” drawing shall be submitted. “As-built” plans
and profiles shall be marked “as-built” and shall contain the final grade of all private
sanitary and storm sewers and appurtenances.
§605 Remedies to Effect Completion of Private Improvements.
605.1 Remedies to Complete Private Improvements. In the event that the private
improvements required to be installed by the provisions of this Chapter are not
installed in accordance with the requirements of this Chapter or the approved
final plan prior to the expiration of the amenities bond and cash deposit, the
Commission shall have the power to enforce the amenities bond by appropriate
legal and equitable remedies provided by the laws of the Commonwealth of
Pennsylvania. If proceeds from the amenities bond are insufficient to pay the
cost of installing or making repairs or corrections to all the improvements
guaranteed by such amenities bond, the Commission may, at its option, install
part of such improvements in all or part of the approved final plan and may
institute appropriate legal or equitable action to recover the monies necessary
to complete the remainder of the improvements. All of the proceeds, whether
resulting from the amenities bond or from any legal or equitable action brought
against the developer, or both, shall be used solely for the installation of the
improvements guaranteed by such amenities bond and not for any other
municipal purpose.
§606 Final Inspection of Private Improvements. Within thirty (30) days of receiving a written
notice of completion from the developer, and the as-built plans required by §604 of this
Chapter, the Inspection Office and the municipal engineer shall perform a final inspection
of the private improvements to determine compliance with the design standards of Part
8 of this Chapter and all applicable requirements of Chapter XX, Zoning. The municipal
engineer and the zoning inspector shall each sign the certificate of completion required
by §607 of this Chapter, only if all features of the approved plan have been constructed
and the required as-built plans have been received.
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If deficiencies are found, the Inspection Office shall issue a written notice to the
developer, including written comments from the municipal engineer, if any. The
developer shall proceed to make the required corrections or additions and, upon
completion shall follow the same procedure of notification, inspection and approval
outlined in §§603, 606 and 607 of this Chapter.
§607 Certificate of Completion of Private Improvements. If, upon final inspection of the site
by the municipal engineer and the zoning inspector, the installation of all private
improvements has been satisfactorily completed in accordance with the provisions of this
Chapter, all applicable provisions of Chapter XX, Zoning, and the terms of the approved
plan, the Inspection Office shall issue a certificate of completion which bears the
signatures of the municipal engineer and the zoning inspector. The certificate of
completion shall be prerequisite to the issuance of the permanent certificate of use and
occupancy required by Chapter XX, Zoning.
§608 Release of Amenities Bond. Issuance of the certificate of completion of private
improvements required by §607 of this Chapter shall indicate approval by the
Municipality of private improvements for which an amenities bond has been posted.
Final release of the amenities bond shall not occur until the certificate of completion
is issued and shall only indicate compliance with the specifications shown on the
approved plan. Such approval and release of the amenities bond shall not imply
approval by the Municipality of the method of construction or the structural integrity
of the private improvements, nor shall there be any liability associated with or
responsibility for maintenance of those private improvements by the Municipality.
§609 Modifications to Approved Land Development Plans During Construction. If, during
construction of an approved land development plan, field changes are requested by the
developer, the municipal engineer, municipal planner, and municipal manager shall meet
to determine whether or not the requested field changes constitute substantive changes to
the approved plan which warrant review by the Planning Board and the Commission.
Any change which is not clearly defined in §§609.1 and 609.2 of this Chapter shall be
referred to the Planning Board for its review and recommendation to the Commission.
609.1 Substantive Changes. Substantive changes that require review by the Planning
Board and Commission include:
609.1.1 Any change that violates or modifies a condition attached to final
approval.
609.1.2 Any increase in the total gross floor area of the approved main
building or buildings that exceeds five percent (5%) or any
increase in the total number of approved dwelling units.
609.1.3 Any change in ingress, egress, interior traffic circulation or any
change in the number or layout of parking spaces involving more
than five (5) spaces.
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609.1.4 Any change that requires a zoning variance or a modification to
any requirement of this Chapter.
609.1.5 Any change in location of a main building or buildings resulting
in a reduction of the distance between the building and a property
line of more than five (5) feet or ten percent (10%) of the approved
distance, whichever is less.
609.1.6 Any change that substantially increases the traffic impact of the
proposed development.
609.2 Changes Which May be Approved by Staff. Field changes that may be approved
by mutual concurrence of the municipal engineer, municipal planner, and
municipal manager shall include:
609.2.1 Any reduction in the gross floor area of the approved main
building or buildings or any reduction in the total number of
approved dwelling units.
609.2.2 Any change in the layout of parking spaces that does not affect
ingress, egress or interior traffic circulation.
609.2.3 Any reduction of total parking spaces which does not violate
Chapter XX of the Mt. Lebanon Code or any increase in the total
number of parking spaces by five (5) or fewer spaces.
609.2.4 Any change in the landscaping plan that substitutes one (1) or
more plant materials on the approved list for plant materials shown
on the approved plan which have similar characteristics.
609.2.5 Any change in location of a main building or buildings resulting
in a reduction of the distance between the building and a property
line of less than five (5) feet or ten percent (10%) of the approved
distance, whichever is less.
609.2.6 Any relocation of a main building or buildings which increases all
building setback distances from property lines and complies with
all setbacks required by Chapter XX of the Mt. Lebanon Code.
609.2.7 Changes mandated by other agency permits.
609.2.8 Changes in engineering specifications that comply with this
Chapter and do not change the approved design of the
improvements.
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609.2.9 Addition or relocation of an accessory structure that complies with
Chapter XX of the Mt. Lebanon Code.
609.2.10 Signs that comply with Chapter XX of the Mt. Lebanon Code.
Staff approval or denial shall be communicated to the developer, in writing, by
the municipal planner. Changes that are approved by staff shall be reflected in
the as-built plans required by §604 of this Chapter. All changes that are
approved, or denied, by the staff shall be forwarded to the Planning Board, in
writing, by the municipal planner.
§610 Maintenance of Private Improvements After Completion. Following issuance of the
certificate of completion and release of the amenities bond, the landowner shall be
responsible for maintaining all private improvements in good condition and repair to the
satisfaction of the Municipality. All private improvements shown on the approved land
development plan shall be maintained in the location shown on the approved plan and in
conformance with the specifications shown on the approved plan, unless a revised plan
is subsequently approved by the Municipality. Failure to continue to maintain private
improvements in an approved plan or any deviation from the terms of the approved plan
without prior approval of the Municipality shall constitute a violation of this Chapter and,
if requirements of Chapter XX of the Code, are involved, a violation of Chapter XX, as
well, and shall be subject to the applicable enforcement provisions.
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SECTION 7
REQUIRED IMPROVEMENTS
§701 Survey Monuments and Bench Marks. In all subdivisions, permanent concrete
monuments thirty (30) inches deep by a minimum six (6) inches in diameter shall be set
at all boundary corners, angle points of boundary and such intermediate points as may be
required by the Municipality.
In minor subdivisions, the Commission, upon recommendation of the municipal
engineer, may waive the requirement for the number of monuments.
The installation and certification shall be made by the developer’s surveyor prior to final
approval of the subdivision
The location and tie-in dimensions of all monuments shall be shown on the plan for
recording.
§702 Utilities. Each lot and land development shall be served by a public water supply and the
developer shall be responsible for obtaining all necessary approvals and entering into an
agreement with the water company servicing the area or its assigns to provide such
facilities in accordance with its rules and regulations.
The developer shall be responsible for contracting with private utility companies and for
providing any easements required by those utility companies to guarantee that each lot
and land development shall be served by telephone, gas and/or electricity and cable TV.
All telephone, gas, electric and cable TV lines shall be installed underground in any
subdivision or land development which consists of two (2) or more new lots, in any multi-
family development which contains three (3) or more dwelling units and in any non-
residential land development in excess of one (1) acre. The design standards for such
lines shall be in accordance with the specifications of the applicable regulatory agency.
The location and type of fire hydrants shall be subject to the review and approval by the
Mt. Lebanon Fire Chief.
Each Lot in a subdivision and every land development shall have direct access to a
municipal sanitary sewer and every dwelling unit in a multi-family development shall be
served by a municipal sanitary sewer, storm sewers and drainage facilities shall be
provided in accordance with the design standards of Part 8 of this chapter and the
municipal construction standards.
§703 Streets. Each lot in a subdivision shall have frontage on a public street, as defined by this
Chapter, which is constructed in accordance with the design standards of Part 8 of this
Chapter and the Municipal Construction Standards.
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§704 Sidewalks.
704.1 In all subdivisions and land developments, sidewalks shall be installed along
the portions of the property abutting a street.
704.2 Within a land development plan proposed to be developed for more than three
(3) multi-family dwelling units and/or proposed to be developed for office or
commercial use sidewalks shall be required to accommodate pedestrian
circulation between and among buildings and parking areas and other common
facilities.
704.3 In addition to the sidewalks required by §§704.1 and 704.2 of this Chapter, the
Municipality may require pedestrian walkways within a land development to
provide access to community facilities or to provide a connection between the
development and adjacent recreational areas or other public uses. If walkways
are required, they shall be located to maximize pedestrian safety and
convenience and to minimize contacts with vehicular traffic and minimize the
number of street crossings. Pedestrian walkways shall not be authorized in lieu
of the required sidewalks, unless a modification to the requirement to install
sidewalks is granted in accordance with the requirements of Part 12 of this
Chapter.
Sidewalks shall be installed in accordance with the design standards of Part 8 of
this Chapter and the municipal construction standards.
§705 Street Lights. The developer shall prepare a street lighting plan for submission. For the
safety and convenience of the public there shall be furnished and installed street lights
on all public and private streets at the developer’s cost on poles prescribed by the
Municipality. The lighting plan must be approved by the Municipality.
§706 Street Signs. The Municipality shall install street name signs and traffic control signs at
all street intersections. The cost of these street and traffic control signs and posts shall be
the responsibility of the developer and shall be included in the cash deposit or irrevocable
letter of credit provided by the developer. Street signs shall be installed and maintained
by the Municipality.
§707 Shade Trees. In all subdivisions and land developments after the improvements are
completed:
707.1 Shade trees shall be planted within the public right-of-way and along all public
streets within the plan at intervals of approximately forty (40) feet.
707.2 There shall be at least one (1) shade tree in front of each lot.
707.3 The size and species of said shade trees shall conform to the plant list in
Appendix III.
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707.4 Shade trees shall be located so as not to interfere with the maintenance of
utilities, required sight distances, and visibility of street and traffic signs.
707.5 The cost of the tree and its planting shall be the responsibility of the developer
or the adjacent lot owner as specified in the developers agreement, or by the
Mt. Lebanon Inspection Department at the time of application for a building
permit.
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PART 8
DESIGN STANDARDS
§801 Applicability. All subdivisions and land developments shall conform to the standards set
forth in Part 8. The standards specified in Part 8 are minimum design requirements.
§802 Exclusion of Certain Land Developments. The following types of land developments are
hereby excluded from the provisions of this Chapter governing land developments, as
defined herein:
802.1 The conversion of an existing single-family detached dwelling of single-family
semi-detached dwelling into not more than three (3) residential dwelling units,
unless such units are intended to be a condominium;
802.2 The addition of any accessory building, including farm buildings, on a lot or
lots subordinate to an existing principal building; or
802.3 Any change of use, addition to structural enlargement of a non-residential
structure which results in either:
802.3.1 An increase in the gross floor area of the principal building of less
than one thousand (1,000) square feet;
802.3.2 An increase in the paved area of the lot of less than one thousand
(1,000) square feet;
802.3.3 An increase in the gross floor area of the principal building and
the paved area of the lot which, in combination, total less than one
thousand (1,000) square feet.
§803 Review by Municipal Engineer. In reviewing any application for approval of a
subdivision or land development, the Planning Board and the Commission shall refer the
application for development to the municipal engineer for a recommendation concerning
technical compliance with these design standards, this Chapter and the municipal
construction standards.
§804 Site Development.
804.1 Grading, Filling, Removal of Topsoil, Erosion and Sedimentation Control. All
grading, filling, removal of topsoil and erosion and sedimentation control shall
be performed in accordance with the requirements of Chapter VI (Grading,
Excavating and Development of Slopes) of the Mt. Lebanon Code and the
requirements of the Pennsylvania Clean Streams Law and Chapter 102 of the
Rules and Regulations of the Pennsylvania Department of Environmental
Protection governing erosion control, or their successor regulations.
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804.2 Planting and Cutting of Trees; Removal of Debris. Large trees shall be
adequately protected from injury and preserved to the extent practical.
During construction, the developer shall remove and dispose of all uprooted
trees, stumps, brush, rubbish, unused building materials and debris promptly in
the interest of public safety and shall maintain the site in a condition which
complies with Chapter VII of the Mt. Lebanon Code.
804.3 Flood Prone Areas. Land identified as flood prone on maps issued by the
Federal Insurance Administration shall be subject to the regulations of the
National Flood Insurance Program and shall comply with the provisions of
Chapter II, Part 2 of the Mt. Lebanon Code, entitled “Flood Plain Regulations.”
§805 Streets.
805.1 Layout. Streets shall be planned to conform with the layout of existing and
planned streets and so located as to allow proper development of surrounding
properties. Local streets shall be laid out so as to discourage through traffic.
Collector streets should be designed to provide adequate flow of traffic from
local streets to major community facilities and to arterial streets.
805.2 Topography. Proposed streets shall be planned to conform to the contour of the
land, to the fullest extent possible to provide buildable lots, to have a suitable
alignment and grade and to allow proper drainage.
805.3 Street Grades. Minimum and maximum grades shall be provided on all streets
in accordance with the design standards specified in Appendix V. Grades shall
be measured along the centerline of the street. Vertical curves shall be used in
changes of grade exceeding one percent (1%) and shall be designed in
accordance with the design standards specified in Appendix V. Intersections
shall be approached on all sides by leveling grades for a distance of twenty-five
(25) feet within which no grades shall exceed the design standards specified in
Appendix V. The grade of actual intersections shall not exceed six percent (6%)
in any direction.
805.4 Right-Of-Way and Paving Widths. Minimum widths of rights-of-way and
minimum widths of paving shall be provided in accordance with the design
standards specified in Appendix V. All streets shall be paved in accordance with
the “Municipality of Mt. Lebanon Construction Standards.”
805.5 Cul-De-Sacs. A cul-de-sac shall not be approved when a through street is
practical and shall not be more than twelve hundred (1,200) feet in length,
unless a modification or exception to the maximum twelve hundred (1,200) foot
length of cul-de-sac is granted in accordance with the requirements of Part 12 of
this Chapter. A cul-de-sac shall have a minimum right-of-way radius and an outer
minimum paving radius as specified in the design standards in Appendix V.
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805.6 Temporary Turnarounds. A temporary turnaround may be required where a
street is constructed to an adjoining property line or where the terminus of a
road adjoins property in a future phase of the plan. The temporary turnaround
shall be paved in accordance with the municipal construction standards. The
temporary right-of-way radius required for a temporary turnaround shall be a
minimum of fifty (50) feet and the outer paving radius of the temporary
turnaround shall be forty (40) feet.
805.7 Visibility. No fence, hedges, shrubbery, walls, earth slopes, planting (other than
trees and grass) or similar obstructions shall be located within the right-of-way
and no such obstruction shall obscure visibility at any intersection. The location
of fences and walls shall be further subject to the requirements of Chapter XX,
(Zoning) of the Mt. Lebanon Code.
A clear sight triangle, as defined by this Chapter, shall be maintained free of
any obstructions at intersections so that there shall be a minimum clear sight
triangle measured along the centerline from the points of intersection in
accordance with the requirements specified in Appendix II.
805.8 Street Names. All new street names shall be approved by the Municipality and
the Post Office. Names of new streets shall be sufficiently different in
pronunciation and spelling from existing names of streets in the Municipality
or in the 9-1-1 service area so as not to cause confusion. All streets, planned as
a continuation of an existing street, shall bear the same name. Street signs shall
be provided in accordance with §706 of this Chapter.
805.9 Sidewalks. The width of sidewalks shall conform to the standards specified in
Appendix II. Sidewalks shall be located in line with existing sidewalks on
adjacent lots or, where none exists, shall be located a minimum of six (6) feet
from the edge of any curb or paving where practical and constructed to
municipal standards.
805.10 Crosswalks. Crosswalks shall be required wherever necessary to facilitate
pedestrian circulation and to give access to community facilities such as parks,
playgrounds, schools or public buildings.
805.11 Structures. No Structures shall be erected within Streets rights-of-way except
as follows: (1) public transportation or public utility structures and (2)
individual mail boxes for One-Family or Two-Family Dwellings at which door
delivery of mail is unavailable pursuant to postal regulations, ruling or other
authority.
§806 Service Streets. Service streets, as defined by this Chapter, may be permitted in residential,
commercial and industrial land developments where needed for loading, unloading or
secondary access. Service streets shall be constructed in accordance with the municipal
construction standards and shall meet the minimum design standards shown in Appendix
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V for local streets, except that the minimum right-of-way width may be reduced to thirty
(30) feet and the minimum cartway width may be reduced to twenty (20) feet.
§807 Easements. Easements required by the Municipality shall have a minimum width of twenty
(20) feet.
§808 Lots. The following standards shall apply to all lots proposed to be subdivided or developed
in accordance with this Chapter.
808.1 Area. Minimum lot areas shall conform to the requirements of Chapter XX of
the Mt. Lebanon Code, entitled “Zoning.”
808.2 Frontage. All lots created by a subdivision shall have frontage along the right
of way of a public street and the width of the frontage shall conform to the
requirements of Chapter XX of the Mt. Lebanon Code, entitled “Zoning.”
808.3 Double Frontage. Double frontage lots shall be avoided; however, where a
double frontage lot is the only practical alternative, vehicular access shall be
limited to only one (1) street and that street shall be the street with the lower
volume of traffic, if physically feasible. The final plan shall contain a notation
restricting vehicular access to one (1) street frontage.
808.4 Side Lines. Whenever practical, the side lines of a lot shall be at right angles to
a straight street right-of-way and radial where the street right-of-way line is
curved.
808.5 Front Building Lines. Front building lines of lots shall conform to the minimum
requirements of Chapter XX of the Mt. Lebanon Code entitled “Zoning” and
shall be shown on the Final Plat.
808.6 Grading and Drainage. Lots shall be graded to provide drainage away from
buildings and water shall be drained to the street, rather than to adjoining
property, if possible. The developer shall be required to provide drains or other
drainage facilities, as approved by the municipal engineer, to drain off surface
water within the development.
808.7 Driveways. Driveways shall extend from the right-of-way line of the street to
the cartway of the street, but shall not change the grade or contour of the street
right-of-way, nor shall any person cut into, fill, or in any way alter any gutter,
curbing, drainage ditch or storm sewer, within the right-of-way of a street or
easement for the purpose of extending a driveway; or for any other purpose
without first obtaining a permit therefore from the Municipality. All curb cuts
shall conform to Municipal specifications. Paved driveways shall have a joint
at the public street right of way. Driveways shall not be constructed in such a
way that creates a drainage problem on adjoining property. No driveway shall
be placed where an existing catch basin will obstruct said driveway.
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Driveways intersecting Municipal streets shall be constructed in accordance
with Municipal specifications. Driveways intersecting State or County roads
shall be constructed in accordance with the Pennsylvania Department of
Transportation Design Manual, Part 2, Chapter 18.
808.8 Accessibility. Every lot, building and structure shall be accessible to emergency
and public safety vehicles.
808.9 House Numbers. House numbers shall be assigned by the Municipality and
U. S. Postal Service, and shall be posted at each house so as to be easily visible
and readable from the street.
§809 Stormwater Conveyance and Management.
809.1 Conveyance of Stormwater. Storm sewers, stream enclosures, bridges, culverts
and channel changes shall be designed and constructed in conformity with
standard engineering practices. Where regulated waters of the Commonwealth
are involved, a permit shall be obtained from the Pennsylvania Department of
Environmental Protection in conformity with Chapter 105 of its Regulations, as
amended.
809.2 Design and Construction Criteria. All construction, alteration, enlargement,
repair or removal of the facilities noted in §809.1 of this Chapter shall be in
accordance with the following criteria:
809.2.1 The facility shall not create or constitute a hazard to life or property.
809.2.2 The facility shall not materially alter the natural regimen of a
stream.
809.2.3 The facility shall not cause an increase in velocity of direct flow
so as to cause erosion of a stream bed or banks.
809.2.4 The facility shall pass flood flows without loss of stability.
809.2.5 The facility shall include adequate entrance and outfall
appurtenances for efficient flow characteristics.
809.2.6 The design capacity of the facility shall be based on the degree of
development of the tributary watershed throughout the lifetime of
the facility.
809.2.7 The determination of flows for design shall be made with
consideration of the run-off characteristics based on Mt. Lebanon
Standards. Specific hydraulic design criteria shall fit the
conditions at the site.
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809.2.8 Adequate means of access shall be provided for maintenance of
the facility.
809.3 Report and Analysis. The design of the facility shall be prepared by an engineer
in conformity with the Mt. Lebanon Construction Standards. The report and
analysis shall include:
809.3.1 The location, type, size and height of the proposed structure;
809.3.2 A profile of the stream for a reasonable distance above and below
the proposed site, showing slopes of bed, normal water surface and
flood water surface;
809.3.3 Estimates of flood frequencies and flood flows at the site of the
proposed facility, including such information as can be reasonably
obtained regarding actual rainfall and flood flow records of the stream;
809.3.4 An analysis of the hydraulic capacity of the proposed facility;
809.3.5 A description of the purposes of the proposed facility;
809.3.6 A listing and description of all other enclosures and all culverts,
bridges, dams and other water obstructions located within one-half
(½) mile upstream and downstream of the proposed facility;
809.3.7 Such other information as the municipal engineer may require.
809.3.8 Storm sewer facilities shall be designed to pass the stormwater
runoff from the following design storms. Where stormwater runoff
may exceed the capacity of the storm sewer facilities but will not
cause the flooding of private property (twenty-five (25) year
storm). Where stormwater runoff may cause the flooding of
private property (one hundred (100) year storm).
809.4 Stormwater Management.
809.4.1 Where the development of any tract or parcel of land will cause
increased peak flow of stormwater run-off, the effects of such
increased run-off shall be analyzed through the downstream
portions of the storm sewer facilities or watercourse system. In
considering such effects, the reasonable ultimate development of
the total tributary area shall be considered.
809.4.2 On-site stormwater detention shall be required as a stormwater
management technique when detrimental effects by increased
peak runoff flow may be caused downstream.
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809.4.3 The analysis shall be prepared by an engineer and shall indicate
by hydrographs and other evaluations the effects of the increased
peak flows and retained flows at critical points on the downstream
system.
809.4.4 In designing the storm drainage system the developer shall use as his
guide the publication “Urban Hydrology for Small Watersheds,”
Technical Release No. 55, U.S. Department of Agriculture, Soil
Conservation Service, June 1986, and as amended.
809.4.5 The pre-development condition of the parcel to be developed shall
consider the state of the land surface on the date that the developer
entered into an agreement to purchase the property. The developer
may pass through stormwater originating upstream of his property,
but if he elects to control it, by-pass devices he installs shall be
capable of handling the one hundred (100) year storm, and he may
trade off, as compensation for such installations, control measures
that would normally be required on his property, provided the total
control system results in equal or better protection for downstream
properties.
809.4.6 The stormwater drainage plan of a subdivision or land
development plan shall be designed to assure that after
development, stormwater does not leave the property at a greater
velocity or volume per second than before development
commenced.
809.4.6.1 Volumes of runoff from the drainage area(s) must be
calculated to determine the sizing of temporary and
permanent facilities to control stormwater and
erosion. For the purpose of this Chapter, storm events
are based on the amount of runoff during a period of
twenty-four (24) hours as follows:
Storm Frequency Inches of Rainfall
2 Year 2.3
5 Year 3.3
10 Year 3.9
25 Year 4.4
100 Year 5.2
809.4.6.2 Storm sewer system within a development shall be
designed to handle the peak rate of runoff from a
twenty-five (25) year storm. Where the provisions of
Federal and State laws impose a greater design
frequency, particularly in areas where drainage
systems cross highways, they shall prevail.
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809.4.6.3 All stormwater retention/detention facilities shall be
designed to handle the peak rate runoff from a
twenty-five (25) year storm. All designs shall
provide emergency overflow facilities for the one
hundred (100) year storm, unless positive measures
are installed to control the inflow so as not to exceed
the safe capacity of the retention/detention facility.
809.4.6.4 The minimum retention/detention volume required
shall be that necessary to handle runoff of a twenty-
five (25) year storm.
809.4.6.5 The peak release rate of stormwater from all
retention/detention facilities for any storm event
shall be that which was experienced prior to
development for the twenty-four (24) hour duration
of the same storm event up to and including the
twenty-five (25) year storm (one hundred percent
(100%) of pre-development).
809.4.6.6 Storm sewers shall be designed utilizing the rational
method with a PennDOT twenty-five (25) year storm
from their Intensity Duration Charts.
809.4.7 Detention areas, where required to impede run-off, shall be
designed to meet or exceed the Mt. Lebanon Construction
Standards:
809.4.7.1 Except where a permanent pond is approved by the
Municipality detention areas shall be designed to
drain completely.
809.4.7.2 The area to be occupied by the dam shall be cleared
of all topsoil and organic materials prior to
construction. The dam shall be built up in layers not
to exceed six (6) inches in depth with equipment
providing ninety-five percent (95%) compaction at
optimum moisture conditions. The top of the dam
shall be constructed ten percent (10%) higher than its
designed height to allow for settlement.
809.4.7.3 The settled elevation of the top of the dam at its
lowest point shall be not less than one (1) foot above
the maximum water level to be impounded behind
the dam and not less than two (2) feet above the
elevation of the emergency spillway.
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809.4.7.4 The surfaces of the dam shall be planted in a mixture
of perennial quick-catching grasses as identified on
the required plant list. See Appendix III.
809.4.7.5 The faces of the dam shall not slope on either face
more than one (1) foot vertical rise for each two (2)
feet above the elevation of the emergency spillway.
809.4.7.6 The horizontal drainpipe passing through the dam
shall be smooth steel, schedule forty (40) or heavier
or reinforced concrete pipe with equivalent strength
and hydraulic characteristics. Anti-seepage collars
shall be placed less than twenty-eight (28) feet apart
along the length of the pipe. Each collar shall be
fabricated of not less than one quarter (¼) inch steel
plate, shall extend not less than two (2) feet in all
directions at right angles from the outer face of the
pipe, shall be welded in place all around, and shall be
completely enclosed within the dam fill.
809.4.7.7 The emergency spillway shall be capable of passing
the flow created by one hundred (100) year storm. It
shall be located at an elevation of a minimum of one
(1) foot above the twenty-five (25) year storm water
level.
809.4.7.8 The low edge of a parking area, curbed or not, may
serve the purpose of an emergency spill way to pass
the overflow from a stormwater detention area,
provided the embankment below the edge is well
stabilized with planting materials and the angle of the
slope will not encourage erosion, in the opinion of
the Municipality and other reviewing agencies. The
maximum depth of water in a parking area used for
stormwater management purposes shall not exceed
eight (8) inches.
§810 Storm Sewers and Drainage Facilities.
810.1 Size and Grade of Storm Sewers. Storm sewers shall be of adequate size and
capacity for the anticipated run-off when the area is fully developed. The
minimum diameter of storm sewers shall be fifteen (15) inches, and the
minimum grade shall be one percent (1%), unless recommended by the
municipal engineer and approved by the Commission in accordance with the
modification procedure specified in Part 12 of this chapter.
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810.2 Manholes. For pipe sizes of thirty-six (36) inches or less, manholes shall be
spaced at a maximum of three hundred (300) feet and for larger pipe sizes, the
maximum distances between manholes shall be five hundred (500) feet. In
addition, manholes shall be installed at all points of changes in horizontal
alignment greater than fifteen (15) degrees and vertical grade greater than ten
percent (10%). Inlets may be substituted for manholes when approved by the
Municipal Engineer.
810.3 Inlets. Inlets of the type shown in the municipal construction standards shall be
installed. Inlets at street intersections shall be placed on the tangent and not on
the curved portions.
810.4 Castings. Manholes and inlet castings shall be as indicated in the municipal
construction standards.
810.5 Stormwater Roof Drains. All pipe from roof drains shall be a minimum four
(4") inch Schedule 40 ABS, PVC or SDR 35 pipe. Four (4) inch Schedule 40
PVC or ABS pipe is required for a distance of five (5) feet from the foundation
of the structure. All pipe shall be installed in accordance with the requirements
of the Allegheny County Plumbing Code.
810.6 Water Courses. Open water courses shall not be permitted within the rights of
way of streets. The stopping, filling up, confining or other interference with, or
changing the course of, drains, ditches, streams and water courses in the
Municipality shall not be permitted unless approval in writing is obtained from
the Commission. A permit must be obtained from the Department of
Environmental Protection (DEP) of the Commonwealth of Pennsylvania for
construction or changes in a water course subject to the regulations of the
Pennsylvania Department of Environmental Protection.
810.7 Bridges and Culverts. All bridges and culverts shall be designed to support the
superimposed loads for the type of use and to carry stormwater runoff design
peak flows and shall also be designed to meet current standards of the
Pennsylvania Department of Transportation. Bridges and culverts shall be
subject to all permits required by the Pennsylvania Department of
Environmental Protection, Bureau of Dams and Encroachments.
810.8 Rear Yard Storm Sewers. Land developments shall have roof down spouts and
other extraneous drainage structures collected and extended to the storm sewer
system.
Residential developments shall have down spouts and driveway drains
collected and conveyed to the storm sewer system. Where possible laterals shall
be extended from the storm sewer system in the street to provide individual
connections for lots created. Lots created with low side drainage that cannot be
conveyed to the street system shall include a separate storm sewer system in the
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rear with lateral connections. All systems outside the street right of way shall
include appropriate easements for access and maintenance.
§811 Sanitary Sewers.
811.1 Installation. Installation of sanitary sewers and appurtenances shall be in
accordance with the regulations of the PADEP and the Allegheny County
Plumbing Department, subject to the approval of the Municipal Engineer.
811.2 Minimum Size and Grade. The minimum diameter of sanitary sewers shall be
eight (8) inches and the minimum grade shall be one percent (1%).
811.3 Service Lines. Wyes shall be installed in the public sanitary sewer to serve each
parcel of land and/or structure.
§812 Additional Standards for Private Improvements in Land Development Plans. In addition
to the standards set forth in Appendix IV and the municipal construction standards, the
following design standards shall apply to private improvements proposed in a land
development.
812.1 Grading.
812.1.1 All grading shall conform to the requirements of Chapter VI
(Grading Excavating and Development of Steep Slopes) of the Mt.
Lebanon Code.
812.1.2 Slopes with a ratio of one-to-three (1:3) are preferred since they
can be maintained as lawn.
812.1.3 Interception and diversion facilities shall be designed to
accommodate stormwater surface runoff from above and below
cut areas during and after construction. The roll at the top and
bottom of slopes shall be designed with vertical curves to blend
with existing grades.
812.1.4 The top of bottom edge of final cut and fill slopes shall be set back
at least five (5) feet from adjacent property lines or street right-of-
way lines in order to permit the normal rounding of the edge
without encroaching on the abutting property or street right-of-
way and to allow for the location of proper drainage facilities and
protective devices unless otherwise permitted under this Chapter.
812.2 Storm and Sanitary Sewers. Storm and sanitary sewers shall be designed in
accordance with the municipal construction standards. Storm sewer systems
shall be designed and constructed consistent with standard engineering
practices.
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812.2.1 Storm sewer systems shall be designed and constructed consistent
with standard engineering practices.
812.2.2 Sanitary sewer systems shall be designed and constructed
consistent with standard engineering practices.
812.2.3 Sewers shall be designed where practical to traverse under seeded
and planted areas. Sewers constructed within ten (10) feet of road
paving, walks or other surfaced areas shall have a maximum
compaction of backfill to prevent settlement.
812.2.4 Sewers shall be installed after excavating and filling in the area to
be traversed is completed, unless the sewer is installed in the
original ground with a minimum of three (3) foot cover and/or
adequate protection during the fill construction.
812.2.5 Sewers shall be designed with anchors when gradient exceeds
twenty percent (20%); and with special backfill requirements
when traversing under a paved area.
812.2.6 Sewer pipe, trenching, bedding and backfilling requirements shall
conform to the requirements of the municipal construction
standards, and to applicable requirements of the Pennsylvania
Department of Transportation Specifications, Form 408, with all
revisions.
812.2.7 Storm inlets and structures shall be designed to accommodate
expected stormwater peak flow and shall be consistent with the
municipal construction standards.
812.2.8 Top of manholes shall be at finished grade and conform to the
slope of finished grade.
812.2.9 Endwalls or discharge points shall be located to discharge into
existing streams or watercourses. Endwalls shall be of a design
approved by Mt. Lebanon. All necessary precautions, including
legal counseling, shall be taken with respect to discharge where
private property may be violated.
812.2.10 Where stream encroachments are to be made, the developer shall
review said project with the Pennsylvania Department of
Environmental Protection and have its approval (where
applicable) and shall submit a certified copy of said Department’s
approval to the Municipality before final approval by the
Municipality.
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812.3 Driveways. Driveways shall be designed in accordance with the municipal
construction standards.
812.3.1 Driveways shall be located and designed in accordance with
Diagrams 3 and 4 in Appendix II.
812.3.2 The gradient of driveways shall be a minimum of one percent in
accordance with Diagram 5 in Appendix II.
812.3.3 At the junction with the edge of a public street for a new entry or
exit driveway exceeding five percent (5%) gradient, a vertical
curve shall provide a suitable transition and leveling-out area in
accordance with Diagram 5 in Appendix II.
812.3.4 The width of a two (2) way driveway shall be a minimum of
twenty-two (22) feet. Width of a one (1) way driveway shall be a
minimum of fifteen (15) feet. If parking on a driveway is
authorized, eight (8) feet additional width shall be provided to
allow for parallel parking in accordance with Diagram 16 in
Appendix II.
812.3.5 The minimum crown on all driveways shall be one-quarter (¼)
inch per foot. Super-elevated driveways shall have a minimum
cross slope of one percent (1%) and maximum cross slope of
twelve percent (12%).
812.3.6 Design of bituminous driveways shall conform to current
recommendations of the Asphalt Institute and the municipal
construction standards. Design of concrete driveways shall
conform to current recommendations of the Portland Cement
Association and the municipal construction standards.
812.3.7 Design of driveways shall include provisions for positive
subsurface and sub-base drainage under and at the outside edges
of the driveway paving. In major cut or potentially wet areas,
underdrains shall be installed under edges of driveways and
connected to the storm drainage system.
812.3.8 Curbs shall be installed on sides of driveways to contain vehicular
traffic, control stormwater runoff, protect pedestrians and reduce
maintenance of adjacent seeded or planted areas.
812.3.9 Centerline markings on roads and drives shall be installed to guide
and control traffic flow. Line marking to define and control
parallel parking on roads and drives shall be installed.
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812.3.10 Traffic direction and control signs shall be provided.
812.3.11 All streets in the C and C-1 zoning districts shall have sidewalks
with a minimum width of five (5) feet in accordance with Diagram
3 in Appendix II.
812.3.12 Interior circulation, access and traffic control in commercial
districts and for commercial uses in all districts and transitional
areas shall be in accordance with regulations set forth in Chapter
XX of the Mt. Lebanon Code, entitled “Zoning.”
812.3.13 Driveways to individual townhouse dwellings in a townhouse unit
abutting a street having traffic volumes of three hundred (300)
vehicles or more per hour in one direction of flow during peak
hours shall not be accessed directly from the street. Driveways to
individual townhouse dwellings in a townhouse unit abutting a
street having traffic volumes of less than three hundred (300)
vehicles per hour in one direction of flow during peak hours shall
be permitted access directly from the street provided the
driveways are separated a minimum of twenty (20) feet measured
from the edge of the driveway paving to the edge of the nearest
driveway paving. The space between the driveways shall be
landscaped in accordance with Diagram 4 in Appendix II.
812.4 Parking Areas.
812.4.1 Parking areas shall be located and designed in accordance with
Diagrams 6 through 14 in Appendix II.
812.4.2 Nine (9) foot minimum wide stalls for cars shall be provided.
812.4.3 Curbs for each stall shall be provided in accordance with
Diagrams 8 through 13 in Appendix II.
812.4.4 Line markings shall be provided to separate parking stalls. Double
loaded stalls shall include three (3) inch wide lines separated by
twelve (12) to fifteen (15) inches and placed in accordance with
Diagrams 8 through 13 in Appendix II.
812.4.5 Permissible parking lot gradients shall be maximum five percent
(5%) cross slope and maximum seven percent (7%) longitudinal
slope in accordance with Diagram 14 in Appendix II.
812.4.6 The following face of stall to face of stall width requirements shall
apply to parking areas:
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812.4.6.1 Perpendicular or Ninety (90) Degree Double-Loaded
Parking. In accordance with Diagrams 8 and 9 in
Appendix II, vehicles shall be free to overhang the
face of the stall; width from the face of stall to face
of stall shall be fifty-six (56) feet minimum. The area
behind face of stall shall be clear of structures, earth
mounding or slopes, trees or hedges for a minimum
distance of four (4) feet.
812.4.6.2 Sixty (60) Degree Double-Loaded Parking. In
accordance with Diagrams 10 and 11 in Appendix II,
vehicles shall be free to overhang face of stall; width
face of stall to face of stall shall be fifty-three (53)
feet minimum, allowing seventeen (17) feet six (6)
inches for motor vehicle bays and eighteen (18) feet
minimum for one-way access lane. The area behind
face of stall shall be clear of structures, earth
mounding, slopes, trees or hedges for a minimum
distance of four (4) feet.
812.4.6.3 Forty-Five (45) Degree Double-Loaded Parking. In
accordance with Diagrams 12 and 13 in Appendix II,
vehicles shall be free to overhang face of stall; width
face of stall to face of stall shall be fifty (50) feet
minimum, allowing eighteen (18) feet six (6) inches
for motor vehicle bays and thirteen (13) feet
minimum for one (1) way access lane. The area
behind face of stall shall be clear of structures, earth
mounding, slopes, trees or hedges for a minimum
distance of four (4) feet.
812.4.6.4 Parallel Parking. In accordance with Diagram 15 in
Appendix II, the stall length shall be twenty-three
(23) feet in length and eight (8) feet in width.
812.4.7 Interior circulation, access and traffic control in commercial
districts and for commercial uses in all districts and transitional
areas shall be in accordance with regulations set forth in Chapter
XX of the Mt. Lebanon Code, entitled “Zoning.”
812.4.8 If the area within the parking limit line exceeds three thousand five
hundred (3,500) square feet, two (2) trees shall be provided for
each three thousand (3,000) square feet of parking area in the
parking area in accordance with Diagrams 6 and 7 in Appendix II.
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812.5 Walks and Paving.
812.5.1 Where walks are not required to meet accessibility standards they
must meet the following requirements:
812.5.1.1 Where the walk is perpendicular to the building at
entrances, a ramp shall be provided with one percent
(1%) minimum, five percent (5%) maximum,
gradient for first ten (10) feet. Beyond the ten (10)
foot line, entrance walks shall not exceed twelve
percent (12%) gradient. The surface of entrance
paving shall be non-slip.
812.5.1.2 Where the walk is parallel and adjacent to the
building, one percent (1%) minimum longitudinal
gradient or one percent (1%) minimum cross-slope
to outside edge shall be provided.
812.5.1.3 Where the walk is separated from the building by
five (5) feet or more, one percent (1%) minimum
longitudinal gradient shall be provided. Crown or
cross-slope walks shall have a longitudinal slope of
one percent (1%) minimum and a maximum of
twelve percent (12%).
812.5.2 Accessibility ramp gradient, walk gradient, requirements of
railings, and treatment of pavement surfacing shall comply with
applicable requirements of the Pennsylvania Department of Labor
and Industry and the Uniform Federal Accessibility Standards of
the Americans with Disabilities Act.
812.6 Lawn Areas (Seeded or Sodded).
812.6.1 The minimum slope shall be one percent (1%).
812.6.2 The maximum slope shall be one (1) unit of vertical distance on
three (3) units of horizontal distance.
812.6.3 Cut areas treated as lawn shall have rock covered with twelve (12)
inches minimum of suitable subsoil below topsoil.
812.6.4 The depth of topsoil shall be a minimum of four (4) inches. The
maximum depth shall be twelve (12) inches, placed in a uniform
depth to prevent uneven settlement.
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812.6.5 Topsoil shall not be stripped, placed or worked while frozen or
wet.
812.6.6 The finished grade of topsoil shall be one-half (½) inch to three-
fourths (¾) inch below top of walks and curbs to provide positive
drainage off walks.
812.6.7 Lawn or ground cover areas shall be designed as a plane or convex
surface.
812.6.8 A swale for surface drainage in lawn or paved areas shall be a
shallow-dished section with a uniform longitudinal fall (one
percent (1%) minimum, four percent (4%) maximum), and shall
be used to provide a drainage system that can be easily maintained
and traversed.
812.7 Ground Cover Areas.
812.7.1 All surfaces shall have a minimum slope of one percent (1%) and
a maximum slope of fifty percent (50%) (two (2) horizontal to one
(1) vertical).
812.7.2 Slopes steeper than two (2) horizontal to one (1) vertical may
receive all approved types of ground cover except lawn or sod.
812.8 Other Plantings.
812.8.1 All plantings shall conform to the requirements of Appendix III.
812.9 Walls, Fences and Screens.
812.9.1 Planting screens or hedges shall not exceed three (3) feet in height
where location is such that sight lines are necessary for vehicular
movement across pedestrian ways in accordance with Diagrams 6
and 7 in Appendix II.
812.9.2 Parking facilities shall be suitably screened through the use of a
fence or wall at least four (4) feet in height or a planting screen of
a four (4) foot minimum width and height. The fence, wall or
screen planting shall be installed in accordance with Chapter XX
of the Mt. Lebanon Code entitled “Zoning.”
812.9.3 Any portion of a parking facility which is effectively screened by
a cut slope or structure shall not be required to be screened by a
fence, wall or screen planting.
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812.9.4 Any parking facility abutting a fill slope exceeding one (1) on
three (3) shall be enclosed on the slope side by a guardrail or fence
of a strength sufficient to prevent vehicles using the parking
facility from going over the slope.
812.10 Signs. All signs shall conform to §823 of Chapter XX of the Mt. Lebanon Code,
entitled “Zoning.”
812.11 Lighting.
812.11.1 All pedestrian ways and walks, steps or change of grade of walks
shall be lighted at all times. Details of proposed lighting fixtures
and supports and the locations thereof shall be submitted as part
of the land development plan.
812.11.2 Parking and pedestrian areas on the property shall be lighted to
create a level of not less than one (1) foot-candle when measured
three (3) feet above the pavement throughout the paved areas on
the property. Such lighting may be from freestanding lampposts
within the parking areas, from nearby streetlights or from lights
mounted on buildings. Lighting shall be shielded or aimed so as
not to create glare conditions on adjacent streets or properties.
Light standards in parking areas shall be protected from accidental
damage by vehicles. Pedestrian areas, plazas and walk lights shall
not exceed fifteen (15) feet in height and should be designed to be
harmonious with light fixtures on site.
812.11.3 Lighting devices which produce objectionable direct or reflected
glare on adjoining properties or thoroughfares shall not be
permitted. No light in excess of one-half (½) foot-candles shall be
emitted on adjoining property for a distance of more than twenty-
five (25) feet from the property line of the property on which the
source of the light is located.
812.11.4 All lighting devices located within one hundred (100) feet of any
property line adjoining a residential use or zoning classification
shall be designed with shields, reflectors or refractor panels which
direct and cut off the light at an angle that is less than ninety (90)
degrees. “Cutoff angle” is defined as the angle formed by a line
drawn from the direction of the light rays at the light source and a
line perpendicular to the ground from the light source above which
no light is emitted.
812.11.5 Additional requirements for lighting are set forth in Chapter XX
of the Mt. Lebanon Code, entitled “Zoning.”
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812.12 Required Plant List. Plant types and sizes required in landscaping plans for land
developments are specified in Appendix III. Plantings other than those that
appear on the list in Appendix III shall be subject to approval by the
Commission in accordance with the procedures specified in Part 12 of this
Chapter for granting modifications.
812.13 Required Materials. Materials required for use to construct private
improvements in land developments appear in Appendix IV. Materials other
than those on the list in Appendix IV shall be subject to approval by the
Commission in accordance with the procedures specified in Part 12 of this
Chapter for granting modifications.
§813 Handicapped Accessibility. All subdivision and land development plans shall be
designed to meet the current standards of the Commonwealth and Federal law with
respect to handicapped accessibility.
§814 Public Sites and Open Spaces.
814.1 Reservation of Recreation Land.
814.1.1 Any land proposed development in excess of five (5) acres shall
provide one-hundredth (0.01) of an acre of land for each dwelling
unit to be developed as recreation space.
814.1.2 The land that is to be reserved for recreational purposes shall be
developed to serve the needs of the residents in the immediate
area.
814.1.3 For planned residential developments, the minimum area
requirement for recreational space shall be twenty percent (20%)
of the total site area. For sites of five acres or more, the minimum
area requirement for recreation space shall be twenty-five percent
(25%) of the total site area.
814.2 Dedication of Public Recreation Sites.
814.2.1 Where a proposed park, playground, open space or other
neighborhood recreation site shown in comprehensive plan is
located in whole or in part in the proposed subdivision, the
Commission may require the dedication of all or a portion of such
a site in accordance with the following standards.
814.2.2 The amount of land so dedicated for this purpose shall equal or
exceed two hundredths (0.02) of an acre of land for each dwelling
unit.
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814.2.3 Any land to be dedicated as a requirement of this section shall be
reasonably adaptable for use for active and passive parks and
recreation purposes and shall be at a location accessible to the
people to be served. Factors used in evaluating the adequacy of the
proposed park and/or recreational area shall include size and
shape, topography, geology, tree cover, access and location.
814.2.4 Public access to the dedicated land shall be provided either by
adjoining street frontages or public easement to the dedicated
parcel. The easement shall be sufficiently wide so that
maintenance equipment will have reasonably convenient access to
the land.
814.3 Fee in Lieu of Required Dedication.
814.3.1 In the event that the Commission, upon the advice of the Planning
Board, shall determine that the application of the standards set
forth in §814.2 of this Chapter would result in an open space or
public recreation site too small to be usable, or if the
comprehensive plan indicates that such public recreation site
should be located elsewhere, or if a suitable public recreation site
cannot be properly located in the proposed subdivision, the
payment of a fee in lieu of the dedication of such land shall be
required in accordance with the following procedure, provided
that the public recreation site on which the fee is to be expended
shall be accessible to the proposed subdivision:
814.3.2 The amount of the fee shall be substantially equal to the value of
the land that would be set aside if the standards specified above
were to be applied.
814.3.3 The fee shall be paid to the municipality prior to the approval of
the final Plat.
814.3.4 All fees paid to the Municipality under this provision shall be
deposited in an interest-bearing account clearly identifying the
specific recreation facilities for which the fee was received.
Interest earned on such accounts shall become funds of that
account.
814.3.5 Funds from such accounts shall be expended only in properly
allocable portions of the cost incurred to construct the specific
recreation facilities for which the funds were collected.
814.3.6 Park or recreational fees shall be retained in recreational fee
accounts for a period of three (3) years from the date such fees
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were paid. Within twelve (12) months after the expiration of the
three (3) year period, and upon the request of the applicant, the
Municipality shall refund such portion of such fee as has not been
utilized, plus interest accumulated thereon from the date of
payment. Any such refund shall be paid within (60) days of such
request. If such request is not made within the twelve (12) month
period, such funds shall inure to the Municipality and shall
become part of the Municipality’s general fund. If the total amount
of funds expended on a specific park or recreational facility
exceeds the total amount of funds collected for that facility, then
in no event shall funds be returned to the parties paying a
recreational fee.
814.4 Further Provisions for the Reservation and Dedication of Open Space. In the
event that the Commission, upon the advice of the Planning Board, shall
determine that the proposed subdivision design preserves natural topography,
trees and geologic features because the developer agrees that the eighty percent
(80%) or more of the Lots shall have a lot area exceeding one hundred twenty
five percent (125%) of the minimum lot area authorized for the zoning district
in which the subdivision is located, the Commission may eliminate the required
reservation as set forth in §814.1 of this Chapter and the required dedication as
set forth in §814.2 of this Chapter.
§815 Testing – Private Improvements.
815.1 Sanitary Sewer Infrastructure Testing. All private sanitary manholes shall be
vacuum tested and all private sanitary sewer lines shall be lamped and air tested
by the developer in the presence of the Municipal Engineer or Inspector. Air
tests shall be conducted in accordance with current standard engineering
practices.
815.2 Testing of Materials. If required by the municipal engineer, all construction
materials used in sewers, streets, sidewalks and other required private
improvements shall be tested by a qualified testing laboratory. The cost for such
tests shall be borne by the developer.
815.3 Stormwater Infrastructure Testing. All private stormwater management systems
must be tested at the time of installation in accordance with current standard
engineering practices. The Municipal Engineer shall be present if requested by
the applicant or required by the Municipality. The Owner of any property
containing a private stormwater management system shall provide an annual
inspection report and certification of performance to the Municipality.
Copies of the test reports shall be provided to the municipal engineer and to the
developer.
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§816 Landscaping and Screening Standards.
816.1 Landscape Requirements.
816.1.1 General Landscaping. Any portion of a developed lot or property
that is not used for the location of buildings, structures, accessory
uses, off-street parking, loading areas, sidewalks or similar
features shall be landscaped. Mulch, stone and other non-
vegetative material shall not be substituted for landscaping.
Paving that exceeds requirements for off-street parking areas,
driveways, loading areas and sidewalks shall not be substituted for
landscaping.
816.1.2 Off-Street Parking Areas. A minimum of twenty-five (25) square
feet of landscaping shall be provided for each parking space in
parking lots with up to one hundred (100) parking spaces. For
parking lots with more than one hundred (100) parking spaces, a
minimum thirty (30) square feet of landscaping shall be provided
for each parking space. Required landscaping shall take the form
of planter strips, landscaped areas, or perimeter landscaping. The
landscaping shall include at least one (1) tree for every ten (10)
parking spaces, or fraction thereof. Landscaped areas shall be
dispersed throughout the parking lot. Planter strips, landscaped
areas, and perimeter landscaped areas shall have a minimum width
of five (5) feet. These trees shall be in addition to any required
open space tree or street tree.
816.1.3 Street trees. At least one (1) street tree shall be provided for each
lot or forty (40) linear feet of property adjoining a public street.
Street trees shall be installed within twenty (20) feet of street curb.
Trees planted within the sidewalk must have a minimum non-
paved planting area of thirty (30) square feet, with a minimum
depth of three (3) feet and a minimum width of three (3) feet. In
cases where there is an existing pattern of street trees, compatible
new trees shall be planted according to the existing tree spacing
and pattern to the greatest extent possible. These trees shall be in
addition to the trees provided in any parking area or any required
open space tree.
816.1.4 Trees for Open Spaces. In any nonresidential development, one
(1) deciduous tree shall be planted per 2,500 square feet of
building footprint. These trees shall be in addition to the trees
required in any parking area or any required street tree.
816.2 Screening Requirements. The following features shall be screened on all sides
except those sides that are physically adjacent to other features required to be
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screened. If items 1, 2 or 3 below face a residential zone, they must be equipped
with a movable screen (i.e. fence, gate, or door):
1 Refuse receptacles and waste removal areas.
2 Open storage and open structures.
3 Open receiving areas, service yards, and exterior work areas.
4 Off-street parking areas.
Required screening shall comply with the following standards. All items noted
above shall be located such that the access location is not on the street side of
any residential lot, and does not face on to the street side of any other residential
lot. All items noted above are required to be screened from view from adjacent
property and rights-of-way, with a visual barrier as defined in this section.
816.2.1 Required screening shall be provided in the form of new or
existing natural plantings, walls and fences, topographic changes,
buildings, horizontal separation, or a combination, according to
the provisions of this chapter.
816.2.1.1 Screening with Landscaping. Landscape screening
shall be a minimum depth of five (5) feet, and plant
materials shall be a minimum height of twenty-four
(24) inches at the time of planting. Evergreen plants
or plants with dense structure year-round shall be
employed.
816.2.1.2 Fences and Walls. Walls or fences shall be
compatible with architectural style and building
materials, shall be constructed of appropriate
materials, including, but not limited to, iron grating,
wood, stone, or brick, and shall provide the required
degree of opacity, durability and aesthetic
compatibility with the surrounding context. The
finished side of a fence or wall shall be placed on the
outside of the fenced area. Landscaping may be
combined with walls or fences to achieve the
required screening. Walls greater than forty (40) feet
in length shall incorporate some form of visual relief,
including, but not limited to, pattern breaks, varying
wall construction, vertical features such as columns,
differing construction materials, or a combination of
the above.
816.2.1.3 Topographic Changes. Changes in topography, such
as changes in grade or earthen berms may be used to
provide required screening. The slope of the
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topographical change shall be of a grade that is
suitable for maintenance and soil stability. All slopes
are to be planted.
816.2.1.4 Buildings. Buildings or structures on the same site
may be used for screening, as long as the buildings
or structures are not erected for the sole purpose of
screening and meet all other requirements of this
code.
816.2.1.5 Horizontal separation. Distance between a use or
object to be screened and the adjoining property or
public right-of-way, may be used in combination
with landscaping to provide required screening. The
Zoning Administrator may approve a reduction in
screening requirements with additional separation
beyond required setbacks.
816.2.1.6 Height. Required screening shall be at least as tall as
the object to be screened and need not exceed eight-
and-one-half (8½) feet. Parking lots shall be screened
to a minimum height of thirty-six inches (36") inches
but not obstruct sight lines. The Zoning
Administrator may approve a reduction in screening
requirements with additional separation beyond
required setbacks. Planting screens shall not exceed
twenty-four inches (24") in height where location is
such that sight lines are necessary for vehicular
movement.
816.2.2 The screen shall be designed and installed so that the object being
screened is not more than twenty percent (20%) visible when
viewed through the screen.
816.2.3 Location of Screening. Any screening required by this section
shall be located within the property lines of the lot containing the
use subject to screening.
816.3 Plant Material and Maintenance Standards.
816.3.1 The selection of plant materials shall be based upon Mt. Lebanon’s
climate and soils, and the selection of native and indigenous plant
materials is strongly encouraged. See Appendix III for a list of
allowable and preferred plant species.
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816.3.2 All required trees shall be a minimum of two (2) inches in caliper
at breast height and all required shrubs shall be a minimum of
twenty-four (24) inches at the time of planting. Shrubs used for
screening shall reach a minimum of forty-two (42) inches by the
third growing season.
816.4 Installation Maintenance and Replacement.
816.4.1 All landscaping shall be installed according to sound nursery
practices in a manner designed to encourage vigorous growth. All
landscape material, living and non-living, shall be healthy and in
place prior to issuance of final Occupancy Certificate. A
temporary Certificate of Occupancy may be issued prior to
installation of required landscaping if written assurances and
financial guarantees are submitted ensuring that planting will take
place when planting season arrives.
816.4.2 Trees, shrubs, fences, walls and other landscape features depicted
on plans approved by the Municipality shall be considered as
elements of the project in the same manner as parking, building
materials and other details are elements of the plan.
The land owner, or successors in interest, or agent, if any, shall be
jointly and severally responsible for the following:
816.4.2.1 Regular maintenance of all landscaping in good
condition and in a way that presents a healthy, neat,
and orderly appearance. All landscaping shall be
maintained free from disease, pests, weeds and litter.
This maintenance shall include weeding, watering,
fertilizing, pruning, mowing, edging, mulching or
other maintenance, as needed and in accordance with
acceptable horticultural practices;
816.4.2.2 The repair or replacement of required landscape
structures (e.g., walls, fences) to a structurally sound
condition;
816.4.2.3 The regular maintenance, repair, or replacement,
where necessary, of any landscaping required by this
chapter; and
816.4.2.4 Continuous maintenance of the site.
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§817 Pervious Pavement.
817.1 Pervious Pavement Requirements. Pervious pavement systems, capable of
carrying a wheel load of four thousand (4,000) pounds, including pervious
asphalt, pervious concrete, modular pavers designed to funnel water between
blocks, lattice or honeycomb-shaped concrete grids with turf grass or gravel
filled voids to funnel water, plastic geocells with turf grass or gravel, reinforced
turf grass or gravel with overlaid or embedded meshes, or similar structured and
durable systems are permitted. Gravel, turf, or other materials that are not part
of a structured system designed to manage stormwater shall not be considered
pervious pavement or a pervious pavement system. Pervious pavement and
pervious pavement systems shall meet the following conditions:
817.1.1 All materials shall be installed per industry standards. Appropriate
soils and site conditions shall exist for the pervious pavement or
pervious pavement system to function. For parking lots of ten (10)
spaces or more infiltration testing shall be performed and
documentation that verifies appropriate soils and site conditions
shall be provided.
817.1.2 All materials shall be maintained per industry standards. The
Owner must submit a signed and recorded maintenance document
to the Municipality. The pervious pavement must be cleaned a
minimum of every two (2) years and will be inspected every year
by the Municipality. Areas damaged by snow plows or other
vehicles shall be promptly repaired. Gravel that has migrated from
the pervious pavement systems onto adjacent areas shall be swept
and removed regularly.
817.1.3 Pervious pavements shall not be used on areas where the slope is
greater than five percent (5%) or driveways routinely used by
large trucks and buses.
817.1.4 All pervious pavement for accessible parking spaces or the
accessible route from the accessible space to the principal
structure or use served must meet ADA guidelines.
817.1.5 Pervious pavement or pervious pavement systems shall be
prohibited in areas used for the dispensing of gasoline or other
engine fuels or where hazardous liquids could be absorbed into the
soil through the pervious pavement or pervious pavement system.
817.1.6 Pervious pavement or pervious pavement systems, except for
pervious asphalt, pervious concrete, or modular pavers shall not
be used for drive aisles or driveways.
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817.1.7 Pervious pavement or pervious pavement systems that utilize turf
grass shall be limited to overflow parking spaces that are not
utilized for required parking and that are not occupied on a daily
or regular basis.
817.1.8 Pervious pavement shall count as eighty percent (80%)
impervious surface in any zoning district for the purposes of
impervious surface coverage calculations.
817.1.9 Parking areas shall have the parking spaces marked as required by
this chapter except that pervious pavement systems that utilize
gravel or turf may use alternative markings to indicate the location
of the parking space, including, but not limited to, markings at the
end of spaces on the drive aisle or curbing, wheel stops, or
concrete or paver strips in lieu of painted lines.
817.1.10 Off-street parking areas and driveways accessory to a single-
family dwelling may be surfaced with a pervious paving system
installed and maintained per industry standards.
817.1.10.1 Ribbon driveways that consist of two-wheel tracks
with a turf median are permitted to single- and two-
family dwellings. Each wheel track shall be surfaced
in compliance with the requirements of this chapter
and shall be at least three-and-one-half (3½) feet in
width. The width of the driveway as measured from
the outside edges of each wheel track shall not be less
than minimum driveway width requirements of this
chapter. The median shall not exceed three (3) feet in
width.
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PART 9
MOBILE HOME PARK REGULATIONS
§901 Applicability.
901.1 Mobile home park developments shall comply with all applicable requirements
of the Mt. Lebanon Code, including without limitation this Chapter XVI,
Allegheny County, and the Commonwealth of Pennsylvania. Where there is a
conflict between the requirements of Part 9 and other Parts of this Chapter, the
more restrictive requirements shall govern.
901.2 Any private improvements shall be constructed in accordance with this Chapter
XVI and the municipal construction standards.
§902 General Requirements.
902.1 A mobile home park shall have a minimum lot area of fifteen (15) acres.
902.2 A mobile home park shall have a minimum buffer area, in its natural state, of
fifty (50) feet established around the entire perimeter of the property.
902.3 Mobile home parks shall provide a six (6) foot screen planting of trees,
evergreens, hedges or shrubs along the side and rear property lines.
902.4 All mobile homes shall be required to have skirting installed.
902.5 No part of any mobile home park shall be used for nonresidential purposes,
except uses required for the management and maintenance of the park.
902.6 No central toilet or washroom facilities shall be constructed in any mobile home
park.
902.7 The ground surface in a mobile home park shall be graded in accordance with
Chapter VI (Grading, Excavating and the Development of Slopes) of the Mt.
Lebanon Code in order to drain all surface water in a safe and efficient manner.
902.8 The drainage of all surface water shall be in compliance with §§809 and 810 of
this Chapter establishing requirements for stormwater management.
§903 Preliminary Plan.
903.1 The mobile home park developer shall meet with the municipal staff, prior to
formal application, to discuss the plans and shall prepare a suitable sketch plan
that is sufficient to give a general understanding of the proposed project. The
municipal staff shall inform the developer as to the general suitability of the
plans and of any modifications required by these regulations.
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903.2 The developer shall prepare and submit a preliminary plan and supplementary
material, in accordance with the requirements of this Chapter.
903.3 The Planning Board shall review the plans, as submitted, and take action as
required by this Chapter.
§904 Final Plan.
904.1 Upon completion of any modifications required by the Planning Board and/or
upon completion of required improvements or the posting of an acceptable
surety, the developer may apply for final approval of the plans.
904.2 The Planning Board shall review the final plan for conformance with the
approved preliminary plans and all requirements of this Chapter. If the
developer has satisfied the conditions listed in the preliminary approval
decision and the requirements of this Chapter, the Board shall provide a
recommendation to the Commission in accordance with the requirements of this
Chapter.
904.3 The Commission shall review and provide a decision on the plan in accordance
with the requirements of this Chapter.
904.4 Following approval by the Commission, the developer shall record the plan in
accordance with the requirements of this Chapter.
§905 Design Requirements.
905.1 Individual Lots. The planning and location of individual lots shall be guided by
the following requirements:
905.1.1 Each mobile home lot shall be improved to the specifications in
the Municipality’s building code.
905.1.2 Each lot shall be directly accessible from a public street or private
street improved to municipal construction standards.
905.1.3 Each mobile home lot shall have a minimum lot width of fifty (50)
feet.
905.1.4 Each mobile home lot shall have a minimum of five thousand
(5,000) square feet in area.
905.1.5 There shall be a minimum distance of thirty (30) feet between an
individual mobile home or other structure and any lot line.
905.1.6 The setback from any street shall be thirty-five (35) feet.
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905.1.7 Each lot shall have a number placed on the lot in the form of a sign
(that is in compliance with the requirements of Chapter XX,
Zoning, of the Mt. Lebanon Code) or directly on the mobile home.
It shall be arranged in such a way so that it is visible from the street
on which the mobile home or lot is fronting.
905.2 Mobile Home Stands.
905.2.1 Mobile home stands shall be either concrete pads or piers. The
piers shall be set at least thirty-six (36) inches deep.
905.2.2 The location of each mobile home stand shall be at such elevation,
distance and angle in relation to the access street so that the
removal of the mobile home is practical.
905.2.3 The size of each mobile home stand shall be sufficient to
accommodate the dimensions of the mobile home and any
appurtenant structures or appendages.
905.2.4 A one percent (1%) to five percent (5%) gradient longitudinal
crown or cross gradient for surface drainage shall be provided.
905.2.5 Anchors, tie downs, such as cast-in-place concrete “dead men,”
eyelets embedded in concrete, screw augers or arrowheads
anchors shall be placed at least at each corner of the mobile home
stand, and each device shall be able to sustain a minimum load of
four thousand eight hundred (4,800) pounds.
905.3 Parking Spaces.
905.3.1 Automobile parking spaces, at a minimum size of ten (10) by
twenty (20) feet, shall be provided as to not interfere with normal
movement of traffic.
905.3.2 At least two (2) parking spaces shall be provided for each mobile
home and/or mobile home lot.
905.4 Recreation.
905.4.1 For each proposed mobile home park, at least five percent (5%) of
the land within the mobile home park shall be reserved or
dedicated for recreational purposes with appropriate location,
dimensions and topographic characteristics that, in the judgment
of the Commission, lend themselves to recreational uses.
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905.5 Other Requirements.
905.5.1 All electrical facilities shall be installed and inspected according
to the standards set forth in the latest edition of the National
Electric Code and the local power company regulations.
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PART 10
COMMON OWNERSHIP PROPERTY REGULATIONS
GENERAL PROVISIONS
§1001 Purpose. Part 10 and Part 11 is enacted to establish requirements for access to and
maintenance of common areas and facilities of property and buildings subject to common
ownership, as defined herein, so as to conform with community development objectives
set forth in the Comprehensive Plan, the Zoning Ordinance (Chapter XX), and the
Subdivision and Land Development Regulations (Part 1 through 9 of this Chapter).
§1002 Scope. Part 10 and Part 11 shall apply to the division or assignment of property into units
and common areas whether pursuant to the Pennsylvania Uniform Condominium Act or
by means of another form of ownership resulting in five (5) or more units within a
building. All such divisions or assignments of property into units shall require the filing
of the documents provided for in Part 10 and Part 11.
§1003 Definitions. For the purposes of Part 10 and Part 11, terms and words are defined as
follows:
Administrator: The Zoning Officer of Mt. Lebanon.
Applicant: Any landowner or any agent of a landowner who proposes to sell directly or
indirectly one or more units or other interests within an existing or proposed building
subject to the provisions of Part 10 and Part 11 where such sale has not been previously
approved pursuant to Part 10 and Part 11 or the Unit Property Regulations.
Architect: A registered professional architect licensed as such by the Commonwealth of
Pennsylvania.
Association: An association or unit owners’ association as defined in the Pennsylvania
Uniform Condominium Act.
Building: Any existing or proposed multi-unit structure consisting of five (5) or more
units, whether in vertical or horizontal arrangement, as well as other improvements
comprising a part of the property and used or intended for use for residential or
commercial purposes or for any combination of such uses.
Bylaws: Such governing provisions as are adopted for the regulation and management of
the property, including such amendments as may be adopted from time to time.
Common Areas: All portions of a property, other than the units, intended in whole or in
part for the common use of the unit owners.
Condominium: A building or real estate, portions of which are designated for separate
ownership and the remainder of which is designated for common ownership solely by
the owners of those portions, with the undivided interests in the portions of the real estate
designated for common ownership being vested in the unit owners.
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Declaration: An instrument by which a landowner creates a planned community, and any
amendment to that instrument, including a condominium pursuant to the Pennsylvania
Uniform Condominium Act.
Declaration Plan: A plat or plan, prepared in accordance with the requirements of the
Pennsylvania Uniform Condominium Act, which describes the unit boundaries and the
common elements of the condominium or property.
Deed: The document by which it is intended that a unit and an interest in the common
areas will be conveyed.
Easement: A public or private right of use over the property of another.
Engineer: A registered professional engineer licensed as such by the Commonwealth of
Pennsylvania. The use of the word “engineer” shall not exclude the practice of
topographic surveying as provided for by the laws of the Commonwealth.
Landowner: The legal or beneficial owner or owners of land, including the holder of an
option or contract to purchase (whether or not such option or contract is subject to any
condition); a lessee, if he or she is authorized under the lease to exercise the rights of the
landowner; or other persons having a proprietary interest in the land.
Offering Statement: An offer, offering, or public offering statement as defined by, or
described in, the Pennsylvania Uniform Condominium Act, and prepared in accordance
therewith.
Pennsylvania Uniform Condominium Act: An act of the Commonwealth of Pennsylvania
adopted July 2, 1980, Act No. 1980-82, 68 Pa. C.S.A. §3101, et seq.
Planning Board: Municipality of Mt. Lebanon Planning Board.
Property: The land, building, all improvements thereon, and all easements, rights and
appurtenances belonging thereto, which are subject to the provisions of Part 10 and Part 11.
Recorded Instrument: A plat, declaration or other instrument duly recorded in the Office
of the Recorder of Deeds of Allegheny County in accordance with the provisions of this
Chapter.
Recorder: The Recorder of Deeds of Allegheny County.
Right-of-Way: An easement for public or private use, usually granting the right to cross
over the land of another and/or to install utilities such as sewer or water lines or
communication systems.
Subdivision: The division or redivision of a lot, tract or parcel of land by any means into
two (2) or more lots, tracts, parcels or other divisions of land including changes in
existing lot lines for the purpose, whether immediate or future, of lease, partition by the
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court for distribution to heirs or devisees, transfer of ownership or building or lot
development; provided, however, that the subdivision by lease of land for agricultural
purposes into parcels of more than ten (10) acres, not involving any new street or
easement of access or any residential dwelling, shall be exempted.
Subdivision Regulations: Parts 1 through 9 of this Chapter.
Unit: A part of a condominium designated for separate ownership or occupancy on the
declaration or declaration plan; or where a condominium is not to be created, that part of
a building allocated or assigned to the exclusive use of fewer than all of the legal or
beneficial owners of the building.
Unit Designation: The number, letter or combination thereof designating a unit in the
declaration, declaration plan or other document.
Unit Owner: The person or persons owning a unit in fee simple or having a unit allocated
or designated thereto.
Unit Property Ordinance or Regulations: Formerly Part 2 of Chapter XVI of the Mt.
Lebanon Code.
Zoning Ordinance: Chapter XX of the Codified Ordinances of the Municipality of Mt.
Lebanon, also known as Chapter XX, Mt. Lebanon Code, Ordinance 2636 as amended.
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PART 11
COMMON OWNERSHIP PROPERTY REGULATIONS
PROCEDURES AND REQUIREMENTS
§1101 Submission to Administrator. The applicant shall submit eight (8) copies of each of the
documents referenced in §§1102 and 1103 of Part 11 (depending upon which section
shall be applicable).
§1102 Contents of Submission of Condominium. If the form of proposed common ownership
is that of a condominium, then the applicant shall submit to the administrator the
proposed declaration, declaration plan, bylaws, offering statement, form of deed, and any
and all other documents which the applicant intends to file of record with respect to said
condominium not previously submitted by the applicant to the administrator. In addition
to the information required to be included therein by the provisions of the Pennsylvania
Uniform Condominium Act, there shall be included in the declaration:
1102.1 A covenant or other form of recital assuring to each unit owner adequate and
uninterrupted access to and maintenance of common areas including but not
limited to gas, water, electric and telephone lines; heating, ventilating and air
conditioning facilities; walls; steps; interior and exterior lights; storm and
sanitary sewers; roof drains; drainage swales; cable television antenna; parking
facilities or areas related to main structures; elevator; pedestrian ways; parking
and pedestrian access; driveways; porches; patios; railings; common utility
rooms; hallways; laundry facilities; garbage disposal facilities; recreational
areas; and the like; and
1102.2 A recital releasing and absolving the Municipality from responsibility for
maintaining any item specified in §1102.1 and insuring access to all units and
common areas for police and fire protection. For purposes of complying with
the requirement of §1102.1 as it relates to maintenance of common areas, it
shall be satisfactory for the landowner to create an association, trusteeship, or
other similar entity; provided that the maintenance of the common areas is
guaranteed by such entity and provided further that failing the establishment of
an association, trusteeship, or other similar entity through which the
maintenance of common areas is guaranteed, the landowner shall guarantee the
maintenance of such common areas.
1102.3 Without limitation of any of the foregoing requirements, the declaration plan
shall bear the verified statement of an architect or engineer certifying that the
declaration plan fully and accurately shows the property, the location of the
building thereon, the building and the layout of the floors of the building
including the units and common areas and sets forth the name by which the
property will be known and the unit designation for each unit therein.
§1103 Contents of a Submission Other Than a Condominium. If the form of the proposed
common ownership is other than that of a condominium, then that applicant shall submit
to the administrator all proposed documents by which such common ownership and the
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units have been or will be created and transferred to unit owners. Such proposed
documents in addition shall contain the following provisions:
1103.1 A covenant or other form of recital which shall be binding upon the landowner
and the landowner’s successors and assigns assuring to each unit owner
adequate and uninterrupted access to and maintenance of common areas
including but not limited to gas, water, electric and telephone lines; heating,
ventilating and air conditioning facilities; walls; steps; interior and exterior
lights; storm and sanitary sewers; roof drains; drainage swales; cable television
antenna; parking facilities or areas related to main structures; elevator;
pedestrian ways; parking and pedestrian access; driveways; porches; patios;
railings; common utility rooms; hallways; laundry facilities; garbage disposal
facilities; recreational areas; and the like; and
1103.2 A recital releasing and absolving the Municipality from responsibility for
maintaining any item specified in §1103.1 and insuring access to all units and
common areas for police and fire protection. In addition to the foregoing, the
applicant shall submit a declaration plan of the property and the building
complying with the requirements for declaration plans pursuant to Part 11.
§1104 Review by Administrator. The administrator shall review all documents referred to in
§§1102 and 1103 and if he finds them to be in compliance with the provisions of Part 11
shall so certify his approval on the original copy of each required submission.
§1105 Approval of Commission. After the review and recommendation by the administrator
and the Planning Board, all documents submitted by the applicant shall be considered for
final approval by the Commission at a public meeting thereof. If the Commission shall
find the documents submitted to be in compliance with the provisions of Part 11 of this
Chapter, its approval shall be so certified on the declaration plan.
§1106 Recording. If the proposed declaration or declaration plan, bylaws, offering statement,
and deed with respect to a proposed condominium are approved by the Commission, the
declaration or declaration plan and bylaws shall be filed of record with the Recorder
within one (1) year following the date of approval thereof by the Commission. If a form
of common ownership other than a condominium is proposed and approval by the
Commission of the documents as submitted is obtained, then such documents shall be
recorded if directed by the administrator within one (1) year following the date of
approval by the Commission. All documents as submitted by the applicant and approved
by the Commission shall be filed in the office of the municipal manager. No unit of
property or any interest representing directly or indirectly a unit of property shall be
conveyed, assigned or leased until the approved documents have been duly recorded as
required by this §1106.
§1107 Fees. At the time of application the applicant shall submit an application filing fee as
required by §1301 of this Chapter.
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§1108 Administration.
1108.1 Appointment of Administrator: Duties. The zoning officer of the Municipality
is hereby appointed administrator, and in such capacity, shall administer Part
11 and amendments hereto, in accordance with its literal terms.
§1109 Penalties and Remedies.
1109.1 Acts in Violation of Regulations are Void. Any act or transaction in violation
of the provisions of Part 11 shall be void and of no force or effect.
1109.2 Other Remedies. In addition to the remedies set forth in this Chapter and the
penalties provided for violation of the Mt. Lebanon Code or otherwise
authorized or provided by law, the Municipality, with or without the joiner of
any or all other affected persons, may enter suit, in any court of competent
jurisdiction, to compel compliance with the provisions of Part 11 or to enjoin
actual or threatened conduct in violation of the provisions of Part 11 of this
Chapter.
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PART 12
ADMINISTRATION
WAIVERS AND MODIFICATIONS
§1201 Waiver of Application Requirements for Certain Applications.
1201.1 Small Subdivisions. In subdivisions which exceed the number of lots specified
in the definition of minor subdivision (not more than three (3) Lots), but which
meet all other aspects of the definition of minor subdivision, and where all
adjoining property is recorded in a plan of subdivision, the Planning Board may
exempt the applicant from complying with some of the requirements of §304 of
this Chapter regarding application content. Applicants desiring to obtain a
waiver of certain application requirements under the provisions of this Section
shall submit a written request when submitting an application for preliminary
approval.
The Planning Board may grant a waiver to any of the application requirements
of §304 of this Chapter, if warranted, provided that such waiver is not contrary
to the public interest and such waiver is not in conflict with the requirements of
any other applicable County or State law or regulation.
1201.2 Land Developments. In the case of a land development which proposes the
change of use of an existing building, an addition to an existing building or the
construction of a single non-residential building on a lot on which new
construction is less than one thousand (1,000) square feet of gross floor area,
the requirement to submit separate applications for preliminary and final
approval may be waived by the Planning Board, provided all of the applicable
information required by §§504 and 507 of this Chapter is provided in the
application for approval of the land development. If such waiver is granted, the
procedure for granting combined preliminary and final approval of the land
development shall follow the procedure for granting final approval of a land
development specified in §§506 through 514 of this Chapter.
§1202 Modifications and Waivers.
1202.1 The Commission may grant a modification or a waiver of the requirements of
one or more provisions of this Chapter if literal enforcement will exact undue
hardship because of peculiar conditions pertaining to the land in question,
provided that such modifications or waiver will not be contrary to the public
interest and that the purpose and intent of this Chapter is observed.
1202.2 All requests for modifications or waivers shall be in writing and shall
accompany and be a part of the application. The requests shall state in full the
grounds and facts of unreasonableness or hardship on which the request is
based, the provision or provisions of this Chapter involved and the minimum
modification necessary.
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1202.3 The Commission shall keep a written record of all actions on requests for
modifications or waiver.
§1203 Modifications to Allow Equal or Better Standards for Private Improvements. When equal
or better specifications are available to comply with the design standards of this Chapter,
the Commission may make such reasonable modifications to such requirements of this
Chapter to allow the use of equal or better specifications, upon recommendation of the
municipal engineer, provided such modification will not be contrary to the public interest.
In approving such modifications, the Commission may attach any reasonable conditions
that may be necessary to assure adequate improvements and protect the public safety.
§1204 Procedure for Authorizing Modifications. Any request for a modification to any
requirement of the Chapter authorized by this Article shall be submitted in writing by the
applicant as part of the application for approval of a preliminary or final application,
stating the specific requirements of this Chapter that are to be modified and the reasons
and justification for the request.
Requests for modifications to this Chapter shall be considered at a regularly scheduled
Commission meeting. If warranted, the Commission may hold a public hearing pursuant
to public notice prior to making a decision on the request for a modification.
If the Planning Board has not made a recommendation on the request for modification,
the Commission shall refer the request to the Planning Board for a recommendation. In
all cases, the Planning Board recommendation shall be entered into the official record of
the meeting.
The reasons relied upon by the Commission in approving or disapproving the request
also shall be entered into the minutes of the meeting and any resolution or ordinance
adopted governing an application which contains a request for a modification shall
include specific reference to the modification and the reasons for approval or disapproval.
If the Commission grants a modification, a notation shall be placed on the final
subdivision plat for recording or the land development plan granted final approval that
indicates the nature of the modification granted and the date of the approval of the
modification by the Commission.
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PART 13
ADMINISTRATION AND ENFORCEMENT
§1301 Application Review and Inspection Fees.
1301.1 Application Filing Fees. Application filing fees shall be established, from time
to time, by resolution of the Commission. The application filing fees shall cover
the administrative costs associated with processing an application for approval
of a subdivision or land development and shall be payable to the Municipality
at the time of submission of the application.
1301.2 Application Review Fees. An escrow deposit for review of an application, in an
amount established from time to time by resolution of the Commission, shall be
payable at the time of submission of the application to guarantee payment of
the estimated application review fees required by this Section. The actual
amount of the review fees in excess of the escrow deposit shall be payable
within ten (10) days of billing by the Municipality. If any monies remain in the
escrow account after all review fees have been paid, they shall be returned to
the applicant.
Failure to pay the required escrow deposit required by this Section shall make
the application incomplete. The Planning Board or the Commission will not
schedule the application for consideration until such escrow deposit, and
additional fees, if any, are paid.
Application review fees shall include reasonable and necessary charges by the
municipality’s professional consultants and/or the municipal engineer for
review of and report on the application to the Municipality.
1301.3 Private Improvement Inspection Fees. The applicant shall reimburse the
Municipality for the reasonable and necessary expenses incurred for the
inspection of the private improvements. Such reimbursement shall be based
upon a schedule established from time to time by resolution of the Commission.
1301.4 To guarantee payment of the estimated inspection fees required by this Section,
an inspection fee escrow deposit shall be payable at the time of the submission
of an amenities bond and cash deposit required by §413 of this Chapter. The
actual amount of the inspection fees in excess of the escrow deposit shall be
payable within ten (10) days of billing by the Municipality. If any monies
remain in the escrow account after all inspection fees have been paid, they shall
be returned to the applicant.
1301.5 Failure to pay any additional inspection fees required by this Section shall cause
the Municipality to defer the applicant’s request for a site completion certificate
until such time as the required fees are paid in full.
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§1302 Procedure for Amendments. The Commission may, from time to time, amend this
Chapter in accordance with the following provisions.
1302.1 Planning Board Review. In the case of amendments other than those prepared
by the Planning Board, the Commission shall submit the proposed amendment
to the Planning Board for review and recommendations at least thirty (30) days
prior to the date fixed for the public hearing on the proposed amendment.
1302.2 County Planning Agency Review. The proposed amendment shall be submitted
to the Allegheny County Department of Economic Development for review and
recommendations at least thirty (30) days prior to the Commission’s public
hearing on the amendment.
1302.3 Public Hearing. Amendments to this Chapter shall become effective only after
a public hearing is conducted by the Commission held pursuant to public notice,
as defined herein. A brief summary setting forth the principal provisions of the
proposed amendment and a reference to the place within the municipality where
copies of the proposed amendment may be secured or examined shall be
incorporated in the public notice.
1302.4 Publication, Advertisement and Availability of Ordinance. Proposed
amendments shall not be enacted unless public notice of the proposed
enactment is given, including the time and place of the meeting at which
passage will be considered and a reference to a place within the Municipality
where copies of the proposed amendment may be examined without charge or
obtained for a charge not greater than the cost thereof.
The Commission shall give the public notice by publishing the proposed
amendment once in one (1) newspaper of general circulation in the Municipality
not more than sixty (60) days nor fewer than seven (7) days prior to passage.
Publication of the proposed amendment shall include either the full text thereof
or the title and a brief summary prepared by the municipal solicitor setting forth
all the provisions in reasonable detail. If the full text is not included:
1302.4.1 A copy thereof shall be supplied to the newspaper at the same time
the public notice is published.
1302.4.2 An attested copy of the proposed amendment shall be filed in the
County Law Library or other County office designated by the
County Commissioners.
1302.4.3 In the event substantial changes are made in the proposed
amendment, before voting upon enactment, the Commission shall,
at least ten (10) days prior to enactment, re-advertise in one (1)
newspaper of general circulation in the Municipality, a brief
summary setting forth all the provisions in reasonable detail
together with a summary of the amendments.
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1302.5 Filing After Enactment. Within thirty (30) days after adoption, the Commission
shall forward a certified copy of the amendment to the Allegheny County
Department of Economic Development.
§1303 Appeals. Any party aggrieved by the decision of the Commission regarding a subdivision
or land development plan may appeal such decision within thirty (30) days of the date of
entry of the decision of the Commission to the Allegheny County Court of Common
Pleas in accordance with the procedures and requirements set forth in Article X-A of the
MPC.
§1304 Preventive Remedies.
1304.1 In addition to other remedies, the Municipality may institute and maintain
appropriate actions by law or in equity to restrain, correct or abate violations,
to prevent unlawful construction, to recover damages and to prevent illegal
occupancy of a building, structure or premises.
1304.2 The description by metes and bounds in the instrument of transfer or other
documents used in the process of selling or transferring shall not exempt the
seller or transferor from such penalties or from the remedies herein provided.
1304.3 The Municipality may refuse to issue any permit or grant any approval
necessary to further improve or develop any real property which has been
developed or which has resulted from a subdivision of real property or land
development in violation of this Chapter. The authority to deny such a permit
or approval shall apply to any of the following applicants:
1304.3.1 The owner of record at the time of such violation.
1304.3.2 The vendee or lessee of the owner of record at the time of such
violation without regard as to whether such vendee or lessee had
actual or constructive knowledge of the violation.
1304.3.3 The current owner of record who acquired the property subsequent
to the time of violation without regard as to whether such current
owner had actual or constructive knowledge of the violation.
1304.3.4 The vendee or lessee of the current owner of record who acquired
the property subsequent to the time of violation without regard as
to whether such vendee or lessee had actual or constructive
knowledge of the violation.
1304.3.5 As an additional condition for issuance of a permit or the granting
of an approval to any such owner, current owner, vendee or lessee
for the development of any such real property, the Municipality
may require compliance with the conditions that would have been
Updated 1/2020 XVI - 106
applicable to the property at the time the applicant acquired an
interest in such real property.
§1305 Enforcement Remedies.
1305.1 Any person, partnership or corporation who or which has violated the
provisions of this Chapter shall, upon being found liable therefore in a civil
enforcement proceeding commenced by the Municipality, pay a judgment of
not more than five hundred dollars ($500) plus all court costs, including
reasonable attorney fees incurred by the Municipality as a result thereof. No
judgment shall commence or be imposed, levied or be payable until the date of
the determination of a violation by the District Justice. If the defendant neither
pays nor timely appeals the judgment, the Municipality may enforce the
judgment pursuant to the applicable rules of civil procedure. Each day that a
violation continues shall constitute a separate violation, unless the District
Justice determining that there has been a violation further determines that there
was a good faith basis for the person, partnership or corporation violating this
Chapter to have believed that there was no such violation, in which event there
shall be deemed to have been only one (1) such violation until the fifth day
following the date of the determination of a violation by the District Justice and
thereafter each day that a violation continues shall constitute a separate
violation.
1305.2 The Court of Common Pleas, upon petition, may grant an order of stay, upon
cause shown, tolling the per diem judgment pending a final adjudication of the
violation and judgment.
1305.3 Nothing contained in this Section shall be construed or interpreted to grant to
any person or entity other than the Municipality the right to commence any
action for enforcement pursuant to this Section.
§1306 Conflicts of Laws. Whenever there is a conflict between a minimum standard or
dimension specified in this Chapter and those contained in another official regulation,
resolution or ordinance of the Municipality or any other restriction or covenant, the most
restrictive standard shall apply. If a question of conflict arises between various portions
of this Chapter, the most restrictive term shall apply.
§1307 Severability. If any provision of this Chapter, or the application of any provision thereof
to particular circumstances, is held invalid, the remainder of this Chapter, or the
application of such provision to other circumstances, shall not be affected.
§1308 Effective Date. This Chapter shall become effective immediately upon enactment by the
Commission of the Municipality of Mt. Lebanon.
Updated 1/2020 XVI – Appendix 1 - 1
The Mt. Lebanon Certification Clauses from Appendix I were repealed by Ordinance #3314,
passed August 27, 2019. Required certifications may be found in “Appendix 3: The Required
Certifications” from the Allegheny County Subdivision and Land Development Ordinance, as
the same may be amended and modified from time-to-time, and are incorporated herein by
reference.
Updated 1/2020 XVI - Appendix III -- 1
The following plants are authorized for inclusion in any development or redevelopment in Mt. Lebanon.
Materials used other than these listed below shall be subject to review and approval by the Commission
upon review and recommendation of the Planning Board. Proposed plants shall be native when possible
and adaptive to urban conditions. No plants found on the PA DCNR Invasive Species list shall be permitted.
Shade Trees & Conifers
White Fir Abies concolor
Red Maple Acer rubrum
Sugar Maple Acer saccharum
River Birch Betula nigra
European Hornbeam Carpinus betulus “Fastigiata”
Ginkgo Ginkgo biloba
Thornless Honey Locust Gleditsia triacanthos
Tulip Tree Liriodendron tulipifera
Blackgum Nyssa sylvatica
American Hophornbean Ostrya virginiana
Norway Spruce Picea abies
Serbian Spruce Picea omorika
Blue Spruce Picea pungens
White Pine Pinus strobus
Swamp White Oak Quercus bicolor
Pin Oak Quercus palustis
Red Oak Quercus rubra
Bald Cypress Taxodium distichum
American Linden Tilia Americana
Littleleaf Linden Tilia cordata
American Elm Ulmus Americana
Zelkova Zelkova serrata
Trees for Under Utility Lines Which are 15-25' Above the Ground
Amur Maple Acer ginnala
Laceleaf Japanese Maple Acer palmatum dissectum
Crusader Hawthorn Crataegus crus-galli f. inermis “Crusader”
Magnolia (only those listed) Magnolia x “Ann” or “Betty”
Crabapple (only those listed) Malus “Candymint,” “Cardinal,” “Lancelot” or sargentii
Hally Jolivette Cherry Prunus x “Hally Jolivette”
Trees for Under Utility Lines Which are Greater Than 25' Above the Ground
Paperbark Maple Acer griseum
Japanese Maple Acer palmatum “Bloodgood”
Apple Serviceberry Amelanchier x grandiflora
Redbud Cercis cansdensis
White Fringetree Chionanthus virginicus
Pagoda Dogwood Cornus alternifolia
American Dogwood Cornus florida
Chinese Dowood Cornus kousa
Cornelian Cherry Dogwood Cornus mas
Sweetbay Magnolia Magnolia virginiana
Crabapple (only those listed) Malus “Harvest Gold,” Prairifire,” “Sentinel” or “Spring Snow”
Autumn Flowering Cherry Prunus subhirtella “Autumnalis”
Japanese Tree Lilac Syringa reticulate “Ivory Silk”
Updated 1/2020 XVI - Appendix III -- 2
Shrubs for Screening
Inkberry Holly Ilex glabra
Various Juniper Juniperus spp.
Bayberry Myrica pensylvanica
Rhododendron Rhodendron spp.
Various Yew Taxus spp.
Arrowwood Viburnum spp.
Plants for Bioswales & Rain Gardens
Trees
Red Maple Acer rubrum
Serviceberry Amelanchier spp.
River Birch Betula nigra
Blackgum Nyssa sylvatica
Pond Pine Pinus palustris
American Sycamore Platanus occidentalis
Staghorn Sumac Rhus typhina
Swamp White Oak Quercus bicolor
Bald Cypress Taxodium distichum
Shrubs
Smooth Alder Alnus serrulate
Bottlebrush Buckeye Aesculus parviflora
Smooth Alder Alnus serrulate
New Jersey Tea Ceanothus americanus
Summersweet Clethra alnifolia
Silky Dogwood Cornus amomum
Red Osier Dogwood Cornus sericea
Virginia Sweetspire Itea virginica
Spicebush Lindera benzoin
Bayberry Myrica pensylvanica
Swamp Rose Rosa palustris
Fragrant Sumac Rhus aromatic
Lowbush Blueberry Vaccinium angustifolium
Arrowwood Virburnum Viburnum dentatum
Cranberry Bush Viburnum Viburnum trilobum
Perennials/Ferns/Grasses
Blue Star Amsonia tabernaemontana
Swamp Milkweed Asclepias incarnata
Butterfly Weed Asclepias tuberosa
New England Aster Aster novae-angliae
Blue False Indigo Baptisa australis
Purple Coneflower Echinacae purpurea
Wood Geranium Geranium maculatum
Stella D’Oro Daylily Hemerocallis “Stella D’Oro”
Blue Flag Iris Iris versicolor
Soft Rush Juncus effuses
Cardinal Flower Lobelia cardinalis
Bee Balm Monarda fistulosa
Evening Prim Rose Oenothera speciose
Updated 1/2020 XVI - Appendix III -- 3
Perennials/Ferns/Grasses (cont’d.)
Cinnamon Fern Osmunda cinnamomea
Royal Fern Osmunda regalis
Switch Grass Panicum virgatum
Phlox Phlox paniculate
Black-eyed Susan Rudbeckia hirta
Little Bluestem Schizachyrium scoparium
Indian Grass Sorghastrum nutans
Updated 1/2020 XVI – Appendix 4 -- 1
The following materials, in order of preference for each item, are required for private improvements
in land development plans. For specific Details and Specifications refer to the Municipal
Construction Standards.
Curbs:
Concrete - deck, roll or straight curb
Private Streets:
Bituminous, Full Depth
Bituminous surface, Coarse Aggregate Base
Concrete
Edging Curbs for Planting Strips:
Concrete
Brick
Stone
Wood
Poly vinyl Chloride (PVC), or equal
Metal
Stop Bar:
Precast concrete
Polyvinyl chloride (PVC), or equal
Wood
metal
Fences and Screens:
Wood, picket, panel, post and rail
Polyvinyl Chloride (PVC), picket, panel, post and rail
Metal – chainlink (fabric of aluminum, steel or plastic coated, bent selvage on tip), panel;
post and aluminum or steel wire, picket
Concrete – panel (not including solid concrete or concrete block)
Walls - Free-Standing:
Stone – natural, block stone or rubblestone
Brick – plain or glazed
Concrete – plain or textured
Concrete block – patterned or glaze
Tile
Walls - Retaining:
Stone masonry
Brick
Concrete
Cribbing - concrete or metal
Sheet piling
Updated 1/2020 XVI – Appendix 4 -- 2
Walkways, Private:
Concrete – colored or uncolored, textured finish
Terrazzo -- textured surface only
Brick
Precast blocks
Flagstone
Rubblestone
Blockstone
Pervious Pavers
Driveways Intersecting Public Street within the Street Right-0f-Way:
Six (6) inches reinforced concrete as per Municipal Construction Standards
Driveways
Bituminous
Concrete
Stone
Paving block
Barriers
Stone
Concrete
Fence
Metal
Post and chain
Post and cable
XVI – Appendix 5
TYPE OF STREET *
Arterial Collector Local Street Street Street
Right-of-Way Widths 80’ 60’ 50’
Cul de Sac Right-of-Way Radius NA** NA** 55’
Angle of Street Intersection 90° 75°-90° 60°-90°
Cartway Paving Width (Back of Curb to Back of Curb)
37’ 30’ 26’
Cul de Sac (outside) Paving Radius NA** NA** 47’
Minimum Street Grade 1.0% 1.0% 1.0%
Maximum Street Grade 6.0% 10.0% 12.0%
Maximum Leveling Grade, (connecting streets) (For 25’ before nearest right-of-way of street being intersected)
6.0% 6.0% 6.0%
Curb Return Radius 50’ 40’ 35’
Clear Sight Triangle (Controlled) Main to Side Street (see Diagram 28)
500’/30’ 300’/25’ 200’/25’
Clear Sight Triangle (Uncontrolled) Main to Side Street (see Diagram 28)
500’/90’ 300’/80’ 200’/75’
Horizontal Curves Minimum Center Line Radius 500’ 200’ 125’
Vertical Curves *** Must provide 200’ sight distance
Sidewalk Width (where provided) 5’ 5’ 4’
Curb Width, Roll 2.0’ 2.0’ 2.0’
Curb Width, Straight 0.75’ 0.75’ 0.75’
Residential Subdivision 1600’ maximum distance between street intersections
250’ minimum distance between street intersections
* See definitions of street types in §104.2 of this Chapter. ** NA = Not Applicable *** At stop intersections, can be reduced by modification in accordance with the
requirements of Article IX of this Chapter.
APPENDIX VI
MUNICIPALITY OF MT. LEBANON
CONSTRUCTION STANDARDS
FOR
PRIVATE IMPROVEMENTS
ENACTED
APRIL 23, 2001
BY RESOLUTION NO. 08-01
XVI – Appendix 6 (i)
CHAPTER XVI
APPENDIX 6
CONSTRUCTION STANDARDS
PART 1
GENERAL PROVISIONS
§101 Title
§102 General Purpose
§103 Enforcement
PART 2
CONSTRUCTION OF PRIVATE IMPROVEMENTS
§201 Requirements
§202 Control of Construction of Private Improvements
§203 Supervision and Superintendence
§204 Site Appearance
§205 On-Site Parking
§206 Hours of Construction
§207 Responsibility for Compliance
§208 Violation and Penalties
§209 Procedure for Approval of Private Improvements
PART 3
DEFINITIONS
§301 Definitions
PART 4
TECHNICAL SPECIFICATIONS
§401 General
§402 Public and/or Private Structures and/or Utilities
§403 Responsibility of the Applicant
§404 Conditions of Work
§405 Clearing and Grubbing
§406 Excavation and Earthwork
§407 Sewers – Sanitary and Storm
§408 Concrete Work
XVI – Appendix 6 (ii)
§409 Bituminous Pavement
§410 Joint Sealing
§411 Construction Fabrics
§412 Subgrade
§413 Crossdrains and Subdrains
§414 Rain Conductors
§415 Bituminous Pavement Surface Treatment
§416 Base Replacement
§417 Incidental Construction
XVI – Appendix 6 (1)
PART 1
GENERAL PROVISIONS
§101 Title. These standards shall be known as the “Municipality of Mt. Lebanon
Construction Standards.”
§102 General Purpose. The purpose of these regulations is to:
102.1 Establish Construction Standards and Specifications governing the
construction of all Private Improvements in the Municipality.
102.2 Control the construction and installation of all Private Improvements in the
Municipality by Applicants and Public Utility Companies.
102.3 Control the satisfactory completion of all Private Improvements.
§103 Enforcement. The Administrator shall be responsible for the administration,
enforcement and interpretation of these Standards.
XVI – Appendix 6 (2)
PART 2
CONSTRUCTION OF PRIVATE IMPROVEMENTS
§201 Requirements. Private Improvements constructed by any person or entity shall be in
accordance with Part 4 and these standards. If there is any conflict between these
standards and the standards of the Mt. Lebanon Code or other applicable law or
standards, the more restrictive shall apply.
§202 Control of Construction of Private Improvements. Construction of Private
Improvements in the Municipality shall be conducted in accordance with the following:
202.1 The Applicant shall file with the Municipality a Notice of Commencement not
less than two (2) days prior to start of work in order that the Municipality may
provide proper inspection and emergency services during construction, and
shall also submit the following:
202.1.1 Name, address and telephone number of the resident
superintendent, applicant and subapplicants and all other
responsible persons to be contacted in case of emergencies.
202.1.2 A detailed schedule of construction which is to be updated
during construction if changes are made.
§203 Supervision and Superintendence.
203.1 The Applicant shall supervise and direct the work and be solely responsible to
see that the work is done in accordance with the Construction Standards.
203.2 The Applicant shall keep on the site at all times while construction is
continuing a competent resident superintendent, who shall not be replaced
without written notice to the Municipality. The superintendent will be the
Applicant’s representative at the site and shall have authority to act on behalf
of the Applicant. All communications given to the superintendent shall be as
binding as if given to the Applicant.
203.3 The Applicant shall be fully responsible for the acts and omissions of the
applicants, subapplicants, persons and organizations directly or indirectly in
his employ.
§204 Site Appearance. The Applicant shall keep the site free from accumulation of waste
materials, rubbish and other debris resulting from the work. At the completion of the
work, the Applicant shall remove all waste materials, rubbish and debris from and
about the site as well as all tools, construction equipment and machinery, and surplus
materials and shall leave the site clean.
XVI – Appendix 6 (3)
§205 On-Site Parking. The Applicant shall provide mud-free, dust-free areas on the worksite
and all construction vehicles, equipment, materials and supplies shall be parked or
stored in these areas when not in use. No construction vehicles, vehicles of construction
employees, equipment, materials or supplies shall encroach onto a public right-of-way.
§206 Hours of Construction. The operation of heavy construction or excavation machinery,
including but not limited to bulldozers, high-lifts, backhoes, trucks, power shovels,
pumps and jack hammers, and the operation of equipment such as saws and drills or
any other type of machinery in conjunction with the construction of Private
Improvements, which causes noise sufficient to disturb the peace and general
tranquility of the general public shall be prohibited between the hours of 7:00 PM and
7:00 AM, Monday through Saturday, all day Sunday and on Federally designated legal
holidays.
§207 Responsibility for Compliance. The Applicant shall have the sole responsibility to
comply with all Federal, State and Local Laws. The Municipality disclaims any duty to
enforce any violation of such laws or inform the Applicant of non-compliance.
§208 Violation and Penalties.
208.1 It shall be unlawful for any Applicant or Public Utility Company to construct
Public Utilities or Private Improvements regulated by these standards or cause
the same to be done in conflict with, or in violation of, any provisions of these
standards.
208.2 The Administrator shall serve a notice of violation to the Applicant or Public
Utility Company responsible for the violation of the provisions of these
standards or of the plans approved thereunder. Such notice shall direct the
discontinuance of the violation and abate said violation.
§209 Procedure for Approval of Private Improvements. In the event that an Applicant has
completed all of the necessary and appropriate Private Improvements for a Land
Development, the Municipality must approve the Private Improvements before a Use
Permit will be issued. The following procedure shall be followed:
209.1 Notification by Applicant, Submittal of As-Built Plans. In the event the
Applicant has completed all of the Private Improvements adequately and
wishes to apply for Occupancy and Use, the Applicant shall notify the
Municipality in writing by Certified or Registered Mail, of the completion of
the Private Improvements. The notification shall be accompanied by a
reproducible and two (2) prints of the As-Built Plans.
209.2 Municipal Authorization for Inspection. The Administrator shall, within ten
(10) days after receipt of such notice, direct and authorize the Engineer or
Inspection Department to inspect the aforesaid improvements.
XVI – Appendix 6 (4)
209.3 Inspection and Report. The Inspection Department shall thereupon file a
report, in writing to the Administrator and shall promptly mail a copy of the
same to the Applicant by Certified or Registered Mail. The report shall be
made and mailed within thirty (30) days after receipt by the Inspection
Department of the aforesaid authorization; and said report shall be detailed
and shall indicate approval or rejection of said improvements, either in whole
or in part, and if said improvements, or any portion thereof, shall not be
approved or shall be rejected, said report shall contain a statement of the
reasons for such non-approval or rejection.
209.4 Payment of Inspection Fees. After favorable and final inspection has been
reported, the Applicant shall pay the Municipality all fees for the inspection of
construction of the Private Improvements and plan review.
209.5 Notification to Applicant. The Administrator shall notify the Applicant by
letter that the Private Improvements have been approved.
209.6 Failure of Municipality to Act. If the Municipality fails to act within 45 days
from the receipt of the Applicant’s notification of completion, all
Improvements will be deemed to have been approved and the Applicant shall
be released from all liability, pursuant to its performance guarantee bond or
other security agreement.
209.7 Completion of Rejected Private Improvements. If the Municipality shall not
approve any portion of the said Improvements, the Applicant shall proceed to
complete the same and upon completion the same procedure of notification as
outlined herein shall be followed.
209.8 The letter issued by the Municipality under §209.5 approving the Private
Improvements shall be made a part of the application for Approval for
Occupancy and Use, and such letter is a condition precedent to the granting of
Approval for Occupancy and Use.
209.9 Fees for Private Improvements. Before Private Improvements which have
been constructed by an Applicant are approved or granted approval for
occupancy and Use; the Applicant shall pay to the Municipality the fees as
required.
XVI – Appendix 6 (5)
PART 3
DEFINITIONS
§301 Definitions.
Administrator: Zoning Officer of Mt. Lebanon.
As-Built Plan: A drawing showing the final as-built location, elevation and/or depth,
size and materials of all completed Private Improvements as well as all easements.
Applicant: Any Applicant employed by the Applicant to construct the Private
Improvements for the Land Development.
Applicant: Any Landowner, agent of such Landowner, or tenant with the permission of
such Landowner, who makes or causes to be made, a Subdivision of land or a land
development.
Engineer: A registered professional engineer licensed as such by the Commonwealth of
Pennsylvania. The use of the word “engineer” shall not exclude the practice of
topographic surveying as provided for by the laws of the Commonwealth.
Geotechnical Engineer: A Registered Professional Engineer with training and
experience in geology, civil engineering, soil mechanics, the physical
properties of soil and behavior of soil masses subject to various types of
forces and conditions.
Municipal Engineer: A Registered Professional Engineer licensed as such in
the Commonwealth of Pennsylvania, with training and experience in civil
engineering, duly appointed by the Commission to serve as the engineer for
the Municipality.
Landowner: The legal or beneficial owner or owners of a parcel of land, including the
holder of an option or Contract to purchase (whether or not such option or contract is
subject to any condition), a lessee if he is authorized under the lease to exercise the
rights of the Landowner or other persons having a proprietary interest in the parcel of
land.
Municipal/Municipality: Of or referring to Mt. Lebanon, PA.
Municipal Construction Standards: A document entitled Municipality of Mt. Lebanon
Construction Standards (Private Improvements) prepared by the Municipal Engineer,
adopted and amended from time to time by Resolution of the Commission upon
recommendation of the Municipal Engineer, copies of which are on file in the office of
the Municipal Manager.
XVI – Appendix 6 (6)
Parcel: A tract of land which is recorded in a plan of subdivision or any other tract of
land described in a deed or legal instrument pursuant to the laws of the Commonwealth
which is intended to be used as a unit for development or transfer or ownership.
Private: Of or pertaining to any Building, Structure, Use or activity owned or operated
by a non-Public entity.
Private Improvement: A road, street, sidewalk, walkway, gutter, stormwater
management facilities, curb, sewers, landscaping, and other related facilities to be
owned, maintained or operated by a private entity, such as an individual, partnership,
corporation of homeowners’ association and constructed in accordance with the
Municipal Subdivision and Land Development Ordinance and the Municipal
Construction Standards.
Public Utility Company: Any company subject to the jurisdiction of and control by the
Pennsylvania Public Utility Commission or a franchised cable television company.
XVI – Appendix 6 (7)
PART 4
TECHNICAL SPECIFICATIONS
§401 General. The following technical specifications are intended to define the methods of
construction required and materials to be furnished for the satisfactory completion of all
items of work to be done in connection with the improvements.
It shall be understood that all materials to be used on and/or incorporated into the work
to be done shall be new, of the best quality and shall conform to the requirements of the
latest additions of ASTM Specifications, AASHP Specifications and/or PennDOT
Form 408 Specifications, unless otherwise specifically stated in the plans, detail
drawings and/or other contract documents.
It shall be further understood that all items of work embraced under these standards
shall meet the requirements of the latest PennDOT Form 408 Specifications, latest
edition, unless otherwise specifically stated or shown on the plans, detail drawings,
technical specifications and/or documents.
The applicant shall take all the necessary precautions to protect existing trees,
shrubbery and grass in the vicinity of the work and on adjacent private property and
shall be responsible for replacing in size and/or kind any trees, shrubbery and grass that
he damages at his own cost.
The applicant shall be responsible for disposal of all material removed from the project
unless otherwise specifically stated or shown on the plans, detail drawings, technical
specifications and/or other documents. He shall secure written consent of the Owner of
the property upon which the material is to be placed.
§402 Public and/or Private Structures and/or Utilities.
402.1 All active utility lines shall be adequately protected from damage and only
removed or relocated as required.
402.2 The applicant shall support, shore and protect all utility lines encountered
under this work. He shall immediately notify the proper officials and allow
them the time and opportunity to take additional measures, as they deem
necessary to properly protect them.
402.3 Inactive or abandoned utilities encountered shall be removed, plugged or
capped.
§403 Responsibility of the Applicant. The Applicant shall be responsible for the following:
403.1 To take every precaution against injuries to persons or damage to property.
XVI – Appendix 6 (8)
403.2 To store his apparatus, materials, supplies and equipment in such orderly
fashion at the site of the work as will not interfere unduly with the progress of
his work or the work of any other applicant.
403.3 To place upon the work or any part thereof only such loads as are consistent
with the safety of that portion of the work.
403.4 To clean up frequently all refuse, rubbish, scrap materials and debris caused
by his operations, to the end that at all time the site of the work shall present a
neat, orderly and workmanlike appearance.
403.5 To remove all surplus material, falsework, temporary structures, including
foundations thereof, plants of any description and debris of every nature
resulting from his operations and to put the site in a neat, orderly fashion and
condition.
§404 Conditions of Work.
404.1 The applicant shall acquaint himself, by personal examination of the location
of the proposed work, and shall inform himself of the actual conditions and
requirements of the work, including risks, means of the access, character of
the soil and subsoil, restrictions and regulations.
404.2 The applicant shall be responsible to meet all the requirements of the Soil
Erosion and Sedimentation Control Manual of the Pennsylvania Department
of Environmental Protection (latest edition) and any other governmental
regulations pertaining to on-site erosion and sedimentation control.
§405 Clearing and Grubbing.
405.1 Scope of Work. The work under this section consists of furnishing all labor,
materials, equipment and services necessary in performing all operations in
connection with these specifications and as shown on the applicable details,
plans and drawings.
405.2 Demolition as Part of Clearing.
405.2.1 Before any work is started approval for demolition must be
secured from the municipal building inspector by the applicant.
Complete demolition, barricades, lights, warning signs and other
features required by the municipal regulations shall be provided
by the applicant.
405.2.2 The applicant shall notify all corporations, companies,
individuals or local authorities owning conduits, wires or pipes
servicing the property and arrange for the removal and shutting
XVI – Appendix 6 (9)
off of service. The applicant shall cap all pipes and sewers
according to the requirements of the utility companies and the
municipality.
405.2.3 All rubbish and debris shall be removed from the site at the end
of the working day. Said rubbish and debris shall not be
permitted to remain on the site overnight.
405.3 Within the limit of clearing and grubbing for the performance of the work
included as indicated on the plans all trees, shrubs, other vegetation, debris
and rubbish shall be removed in their entirety. The removal of the trees,
shrubs and other vegetation shall include their complete root system to a depth
of at least two (2) feet below the existing surface.
405.4 No burning of the resulting trash, timber, stumps and other vegetation shall be
done on the site.
405.5 The applicant shall be responsible for the disposal, off-site, of all material
removed in the process of clearing and grubbing.
405.6 The applicant shall not damage trees or other vegetation beyond the clearing
and grubbing limits.
§406 Excavation and Earthwork.
406.1 Scope of Work.
406.1.1 Work covered under this section consists of furnishing all labor,
materials, equipment and services necessary in performing all
operations in accordance with these specifications and the
applicable drawings. Without intending to limit and/or restrict
the amount of work required under this section, the work
generally consists of the following:
406.1.1.1 Protection of trees and plants to remain. Trees not to
be removed shall be kept free of guy lines and
cables.
406.1.1.2 Removal of plants.
406.1.1.3 Stripping and stockpiling topsoil.
406.1.1.4 All excavation, filling and rough grading for site
work required by the applicable drawings and
specifications.
XVI – Appendix 6 (10)
406.1.1.5 Rough grading to subgrade for topsoil in seeded,
sodded or ground cover areas.
406.1.1.6 Rough grading to subgrade for pavement, curb,
walks, structures, buildings, etc.
406.1.1.7 All dewatering required by the work.
406.1.1.8 All shoring, bracing and sheet piping as required.
406.1.1.9 Dust and mud control.
406.1.1.10 Other miscellaneous work required to accomplish
406.1.1.1 through 406.1.1.10.
406.2 General.
406.2.1 The applicant shall employ a Registered Professional Engineer or
Registered Surveyor to stake out the proposed work and establish
its elevations and do all other work required. Offsets shall be
placed so that during construction they will not be disturbed until
the work for the specific offsets are complete.
The applicant shall be responsible for placing all the facilities in
their proper locations both horizontally and vertically. An As-
built Plan of the storm and sanitary sewers, curb and pavement
showing the location both horizontally and vertically shall be
submitted to the Municipality.
406.2.2 The applicant shall be required to remove all materials
encountered, regardless of their composition, hardness and
stability.
406.2.3 All barricades, fences, red lights, torches and enclosures
necessary to protect construction personnel and the public from
injury shall be erected, maintained as required, and removed when
the need for them no longer exists. All work shall be in
accordance with the requirements of the Federal, State and Local
governmental departments having jurisdiction.
406.3 Stripping and Site Preparation. All topsoil in the area of new work shall be
stripped to its full depth (minimum six (6) inches). The topsoil shall be reused
and the topsoil pile shall be protected in such a manner as to prevent erosion.
XVI – Appendix 6 (11)
406.4 Excavation.
406.4.1 All excavation shall be in accordance with the Mt. Lebanon
Grading Ordinance Chapter VI of the Mt. Lebanon Code.
406.4.2 All materials removed from all classes of excavation embraced in
this specification, which are suitable, shall be used in the
formation of embankments and fills, also for refilling or other
uses as indicated on the applicable drawings. Excavated material,
which will be suitable when dry, shall be taken from the
excavation, allowed to dry out and then placed in the
embankment, if so required. All materials removed from the
classes of excavation embraced in the applicable specifications,
which are considered unsuitable, and any surplus excavated
material which is not required for the formation of embankments,
fills, filing and other uses, which shall be known as spoil, shall
be disposed of by the applicant, outside the limits of the project.
Before such materials, however, shall be stored or permanently
placed upon other property, a proper Erosion and Sedimentation
Control Plan must be prepared and approved for the property to
be used for the spoil. Written consent of the Owner or Owners of
said property shall be secured by the applicant and a certified
copy or copies thereof shall be filed with Mt. Lebanon. In no
case shall surplus materials be disposed of in a stream channel.
406.5 Dewatering.
406.5.1 In no case shall footings or other concrete work be poured in
standing water.
406.5.2 The applicant shall provide and operate all pumps and other
necessary equipment to drain and keep all excavations, pits and
trenches free from all water.
406.5.3 The applicant shall shape all cuts and fills so as to provide
surface runoff at all times.
406.5.4 The applicant shall construct all permanent swales as soon as
possible and maintain them during the life of the project.
406.5.5 The applicant shall construct and remove temporary swales and
drainage ditches as necessary to protect adjacent properties, fill
and cut slopes and the general area during the life of the project.
XVI – Appendix 6 (12)
406.6 Disposition of Utilities.
406.6.1 All active utility lines shall be adequately protected from damage
and only removed or relocated as specified.
406.6.2 The applicant shall support, shore and protect all utility lines
encountered under this work. He shall immediately notify the
proper officials and allow them the time and opportunity to take
additional measures, as they deem necessary to properly protect
them.
406.6.3 Inactive or abandoned utilities encountered shall be removed,
plugged or capped.
406.7 Shoring and Bracing.
406.7.1 The applicant shall do all shoring and bracing in accordance with
recognized safety standards that is necessary to support adjacent
structures and retain earth banks and prevent cave-ins. He shall
furnish and install all necessary timbers, cribbing, piling and
other material as required for this purpose.
406.7.2 All excavations requiring bracing for safety and/or legal
considerations shall have a factor of safety of at least one point
five (1.5).
406.8 Backfilling.
406.8.1 The applicant shall not backfill against walls, foundations, curbs,
platforms, etc., until concrete forms have been removed and
authorization has been given by the Municipality. Any
freestanding concrete or masonry structure shall not be backfilled
until the work has been in place for a minimum of two weeks.
All debris, etc., shall be removed from top to bottom of all
excavations prior to all backfilling operations.
406.8.2 Backfilling shall be as noted on the details. In lawn or ground
cover areas, backfilling shall be done with clean earth placed in
six (6) inch compacted layers, unless otherwise specified.
406.8.3 When fill is required on both sides of a wall, it shall be carried up
uniformly on both sides.
XVI – Appendix 6 (13)
406.9 Embankments and Fills.
406.9.1 All placement of Embankment and Fills shall be in accordance
with the Mt. Lebanon Grading Ordinance (Chapter VI of the Mt.
Lebanon Code).
406.9.2 All required fills shall be compacted and built of materials
selected from general excavation if satisfactory for use as fill.
Use of large rocks or frozen material shall not be permitted.
406.9.3 Benches and/or steps in the original ground surface shall be
made and toe drains installed as fills are placed in order to secure
maximum bonding. All benches shall be sloped for drainage.
406.9.4 After benches are approved by the Engineer and with notice to
the Municipality, the applicant shall proceed to make the fill. The
lowest elevations shall be filled first in eight (8) inch horizontal
layers and sloped to outer edge of embankment. As each layer is
spread it shall be thoroughly compacted with proper rollers
(sheepfoot and steel wheel). Rounding’s shall be provided at the
top and bottom of all finished embankments.
406.9.5 When required by a Geotechnical Engineer, after the inspection
of the cleared and grubbed areas where fill is to be placed, a key-
way shall be excavated and the proper material placed.
406.10 Low Areas on the Site.
406.10.1 All low areas on the site shall be dewatered and graded so as to
have positive drainage and the area allowed to dry.
All wet earth shall be removed from low areas and spread to dry.
Unsuitable material shall be removed and disposed of off the site
unless otherwise permitted. Before fill is placed in the low areas
the area must be proof rolled with an adequately sized roller
(minimum twenty (20) ton).
406.11 Compaction Specifications – Granular Material.
406.11.1 All granular fill placed at the site should be spread in one (1) foot
lifts and each lift compacted to seventy-five percent (75%)
relative density as defined by:
XVI – Appendix 6 (14)
E[1] – En percent
Dd =
E[1] – Ed
Where:
Dd = relative density in percent
E[1] = void ratio of the granular soil in its loosest state
[1] (minimum dry density)
Ed = void ration of the granular soil in its densest state
[1] (maximum dry density)
En = void ratio of the soil in its natural state [2] (natural
dry density)
406.11.1.1 All granular fill shall be clean, non-expansive, free
of trash, rubble, debris, frozen and other foreign
material.
406.11.1.2 For uniformity, a minimum of five (5) passes of a
ten (10) ton vibratory roller or its equivalent shall
be required on each lift of fill.
406.11.2 Relative Density of Cohesionless Soils:
406.11.2.1 For minimum density use ASTM Designation
D2049-69.
406.11.2.2 For maximum density use a Modified Proctor mold
with fifty (50) blows per layer being applied to ten
(10) layers with a ten (10) pound rammer falling
eighteen (18) inches on a confining top plate, one-
half (½) inches thick and four (4) inches in
diameter, placed over each layer of soil as it is
compacted.
406.11.3 Density of Soil in Place by the Rubber-Balloon Method: ASTM
Designation D2167-66.
406.12 Compaction Specifications – Cohesive Material. All cohesive fill placed at the
site shall be spread uniformly in six (6) to eight (8) inch lifts (loose measure)
and compacted to at least ninety-five percent (95%) of the maximum dry
density obtained by the Modified Proctor Method. Upon placement and
compaction of a lift of cohesive material, the surface shall be scarified to a
depth of two (2) inches prior to the placement of a subsequent lift. Cohesive
earth embankment material shall be compacted at a water content of between
one and two (1 & 2%) percent above optimum water content as determined by
the Modified Proctor Method.
XVI – Appendix 6 (15)
All cohesive fill shall be free of trash, rubble, debris, roots, organic, frozen
and other foreign material. Fill shall not be placed on subgrade that is under
water, muddy, frozen or contains frost.
406.12.1 Test for Moisture-Density Relations of Soil Using ten (10) Pound
Rammer and eighteen (18) inch drop, ASTM Designation D
1557-63T, Method A.
406.13 Preparation of Site Before Filling. The area to be filled shall be stripped of all
topsoil and organic material prior to filling. All materials to be used in the
structural backfill shall be approved by a Geotechnical Engineer. Large
stones, clods, refuse, expansive materials, topsoil or other debris shall not be
included in the back-fill. Prior to the placement of any fill the areas shall be
proof-rolled with five passes of a heavy roller in the twenty (20) to thirty (30)
ton class. The fill shall then be placed in accordance with the appropriate
Compaction Specifications. Placement of non-resistant rock shall be in
accordance with the specifications for cohesive materials. Resistant rock fill
materials shall not be used in proposed building or street areas.
406.14 Finished Site Grading.
406.14.1 All disturbed areas not otherwise surfaced or indicated to receive
ground cover, shall be treated as seeded area.
406.14.2 All filling, backfilling and grading required to bring outside areas
to the following subgrades shall be performed.
406.14.2.1 For surfaced areas – to the underside of the base as
established by details and finished grades.
406.14.2.2 For seeded areas – to an elevation that allows for
the proper thickness of topsoil.
406.15 Accuracy of Completed Grade.
406.15.1 All finished grades, shall be within one (1) inch of the proposed
grading as shown on the plans.
406.16 Temporary Easements. If required, the applicant shall obtain written consent
from adjoining property owners regarding need for temporary easements or
any other manner of physical encroachment.
406.17 Blasting.
406.17.1 All applications for blasting shall be submitted to and be under
the jurisdiction of the Mt. Lebanon Fire Department. All blasting
XVI – Appendix 6 (16)
which is conducted in the Municipality shall be in conformity
with state requirements and shall be in compliance with the Act
of July 10, 1957, P.L. 685, 73 P.S. §§164 through 168, as
amended, and the Department of Labor and Industry Rules and
Regulations and the current adopted edition of the BOCA Fire
Prevention Code.
406.18 Excavation Variations.
406.18.1 Additional Excavation: When the nature of the soil appears
unsatisfactory for adequate bearing at prescribed levels, the
applicant’s Geotechnical Engineer shall be so advised by the
applicant that additional excavation may be necessary to a point
where satisfactory bearing is available. The Soils Engineer shall
make a recommendation to the Applicant and the Municipality
shall be advised of the change recommended by the Soils
Engineer.
406.19 Retaining a Geotechnical Engineer.
406.19.1 The applicant must employ a Geotechnical Engineer that will be
responsible for determining that the applicant meets all of the
requirements of the specifications, plans and drawings and
applicable regulations, laws and ordinances. He shall determine
what excavated material can be used in the fill and where the
material can be placed, he shall determine if the foundations for
the fill meet the proper compaction densities and determine if all
the work specified in §406 is being properly performed and
completed.
406.20 Applicant’s Responsibility.
406.20.1 It is the intent of these specifications to produce satisfactory
stable cut and fill embankments, and these specifications shall be
considered minimum requirements which shall be supplemented
by the applicant with additional work if necessary in order to
secure stable cut and fill embankments.
406.20.2 In addition to satisfying and complying with all other
requirements, conditions, and provisions contained in the
documents, the applicant shall be responsible to reconstruct all
cut and fill embankments that are displaced by any reason or
cause whatsoever during their construction or thereafter.
XVI – Appendix 6 (17)
406.21 Codes and Regulations.
406.21.1 The following codes and regulations of the Commonwealth of
Pennsylvania, Department of Labor and Industry, form a part of
this specification:
406.21.1.1 “Trenches and Excavations,” applicable sections,
latest edition.
406.21.1.2 “Miscellaneous Hazards and Conditions of
Employment,” applicable sections, latest edition.
406.22 Testing Laboratory.
406.22.1 The applicant shall coordinate all engineered compacted fill
work with their Geotechnical Engineer. Their Geotechnical
Engineer shall perform sampling, testing and inspecting of
materials used in the placing of compacted controlled fill,
backfill, finish grading materials and other services as required
for quality control.
406.23 Test Requirements.
406.23.1 The applicant’s Geotechnical Engineer shall perform in-place
density tests on controlled fill within the paved areas, engineered
fill slopes, berms, keyways, benches or other excavations,
including trenches, ditches and other such locations. Tests shall
be performed on a full-time basis in locations and in quantities as
selected by the Geotechnical Engineer; however, at least one test
per each lift must be performed.
406.23.2 The applicant shall make all areas available for testing.
406.24 On-Site Materials.
406.24.1 The applicant’s Geotechnical Engineer shall approve the
condition of on-site subsoil.
406.24.1.1 Materials shall be clean and unfrozen, free from
substances subject to rot, corrosion, termite attack,
or from metallic scrap or other deleterious
material. Subsoil more than three percent (3%)
above the optimum moisture per ASTM D1557
shall be dried before use.
XVI – Appendix 6 (18)
406.24.1.2 A sample of select on-site subsoil shall be
submitted for the Geotechnial Engineer’s review,
before the material is approved for fill or backfill.
In addition, a modified proctor test and a sieve
analysis report are required. On-site subsoil shall
be inert (non-organic and non-carbonaceous).
Slag will not be accepted as backfill material. It is
expected that moisture conditioning will be
required in order to bring the on-site soil within
the moisture parameters required for the specified
compaction and pavement subgrade stability.
Material shall be dried to within three percent
(3%) of optimum moisture content and compacted
as specified.
406.24.1.3 Rocks utilized for fill shall not exceed eight (8)
inches in any dimension in fill lifts compacted
with large compaction equipment, and four (4)
inches in any dimension in fill lifts compacted
with mechanical tampers.
406.25 Off-Site Fill Material.
406.25.1 Additional material for filling and backfilling required in excess
of acceptable material from excavations on the site, to raise or
change the subgrade to the required elevations shown on the
drawings, shall be provided by the applicant from a source
approved by his Soils Engineer.
406.25.1.1 The applicant’s Geotechnical Engineer shall
approve off-site subsoil.
406.25.1.1.1 Off-site fill shall consist of
inorganic well-graded soil with not
more than eighty percent (80%) of
particles finer than the No. 4 mesh
sieve, thirty-five percent (35%) of
particles finer than the No. 200
mesh sieve, free of rock fragments
greater than three (3) inches in any
dimension, and with liquid limits
not exceeding forty (40) or plasticity
indices exceeding fifteen (15).
406.25.1.1.2 A sample of select off-site subsoil
shall be submitted for the
XVI – Appendix 6 (19)
Geotechnical Engineer’s review,
before material is delivered to the
jobsite. In addition, a modified
proctor test and a sieve analysis
report are required. Off-site subsoil
shall be inert (non-organic and
non-carbonaceous). Slag will not
be accepted as backfill material.
406.26 Top Soil.
406.26.1 Top Soil shall be natural clay loam soil possessing the
characteristics of representative soils in the vicinity that produce
heavy growth of crops, grass and other vegetation and shall be
obtained from naturally well-drained areas. Topsoil shall be
without a mixture of sub-soil, refuse or any foreign material,
reasonably free from hard dirt, brush, weeds or clods, and from
clay lumps, stumps, roots, stones larger than two (2) inches in
diameter, toxic substance, and any other material or substance
which may be harmful to plant growth or be a hindrance to
planting and maintenance operations.
406.27 Filling and Grading – Paved Areas.
406.27.1 After the subgrade has been shaped to the line, grade and cross
section, it shall be thoroughly compacted by power rollers. All
rough graded areas of areas to be paved shall be proof-rolled
with a minimum ten (10) ton (static weight) self-propelled
vibratory roller similar to a Raygo 400A prior to the placing of
controlled fill. If any soft, unstable, and/or wet areas are evident
during the proof-rolling, they shall be removed and those areas
refilled with compacted specified material. Any low spots that
develop during the rolling shall be brought to grade with
additional material and rolled. Any spots inaccessible to the
roller shall be thoroughly compacted with mechanical tampers in
a manner and to a degree satisfactory to the Geotechnical
Engineer.
406.27.2 Density Requirements.
406.27.2.1 Compact subgrade to not less than ninety-five
percent (95%) of the determined maximum
modified proctor dry-weight density. Dry-weight
density for material in place in the field will be
determined, in accordance with ASTM Test
Designation: D1557-91. In-place density or
XVI – Appendix 6 (20)
compaction will be determined in accordance with
ASTM Test Designation: D2922-96. When material
is too coarse (more than twenty percent (20%)
retained on the three-quarter (¾) inch sieve) to use
these methods, compaction will be determined
based on non-movement of materials under
compaction equipment specified above.
406.27.2.2 At the time of compaction, maintain the subgrade
material’s moisture content not more than three
percentage (3%) points above or below optimum
moisture of that material. However, on subgrade
displaying pronounced elasticity or deformation
under rolling, maintain a moisture content not
greater than optimum at the time of compaction or
at the time of placing the overlaying construction.
When the specified stability cannot be obtained,
excavate material in the area to a depth that, when
replaced and recomputed at a moisture content not
exceeding optimum, the subgrade will have
required stability.
406.28 Defective Material and/or Workmanship.
406.28.1 Earthwork which is not properly performed or which fails to
meet specified in place density tests, shows poor workmanship,
or contains foreign substances or materials, shall be deemed to be
defective and the Applicant shall remove this work from the site
as directed by the Geotechnical Engineer, replacing same with
new materials complying with the specifications and meeting the
approval of the Geotechnical Engineer.
406.28.2 The applicant shall pay all costs of correcting rejected work,
including all additional testing costs as well as the Soils
Engineer’s additional services thereby made necessary.
406.29 Maintenance.
406.29.1 Protection of Graded Areas. Protect newly graded areas from
traffic and erosion. Keep free of trash and debris.
406.29.2 Repair and re-establish grades in settled, eroded, and rutted areas
to specified tolerances.
406.29.3 Reconditioning Compacted Areas. Where completed compacted
areas are disturbed by subsequent construction operations or
XVI – Appendix 6 (21)
adverse weather, scarify surface, re-shape and compact to
required density prior to further construction.
§407 Sewers – Sanitary and Storm.
407.1 General.
407.1.1 All sewer work shall be in strict accordance with the
requirements of all Federal, State, Local and Insurance
authorities.
407.1.2 All sewers to be accepted by the Municipality shall be
constructed under the inspection of the Municipal Engineer in
accordance with these and all applicable governmental
specifications.
407.2 Scope of Work. The work consists, essentially, and more specifically in the
furnishing of all materials, tools, equipment, labor and other such items
required for the installation of the sewer and all necessary sewer
appurtenances: the work to include the providing of adequate protection prior
to starting excavation and other work, for all lawns, trees, shrubs, landscape
work, fences, hydrants, sidewalks, driveways and other such work and
facilities; the removal and safe storage of all landscaping where required, and
immediate replanting in other areas if approved, or replanting following
completion of the work in the respective areas; the removal of such pavement,
sidewalks, driveways, rip-rap, landscaping, barrier posts, fences and other
obstructions as required for the installation of the work; all excavation
including excavation below the bottom of the pipe and fittings, at all bell holes
where joints are to be made, below the bottom of the pipe where rock is
encountered and elsewhere as stipulated or indicated in order to allow placing
of proper materials for bedding of the pipe; pumping, bailing or draining of all
water as required to permit proper execution of the work; construction and
maintenance of all bridges required for traffic control; all sheeting, bracing,
shoring and supporting of adjacent ground where necessary; all fencing,
lighting and protection of the site; all provisions necessary to maintain and
protect existing structures, the unloading, hauling, distribution, laying and
testing of the sewer pipe and fittings and appurtenances; the construction of
the manholes, encasement of pipe where required, miscellaneous concrete
work and such other work as required; the rearrangement of other conduits,
ducts, gas lines or pipes where necessary; replacement of all damaged drains,
sewers and other structures; backfilling and tamping of all trenches and
excavated work; repairing and re-paving of all rip-rap, walls, streets, walks,
driveways and roadways; the repair, replacement or replanting of all
landscaping, plants, trees and sod removed during the course of the work; the
testing of the sewer line; the removal of all surplus excavated material and
rubbish; cleaning of the sites or the work; maintenance of the streets and other
XVI – Appendix 6 (22)
surfaces over the trenches; and the proper completion and installation of all
work and appurtenances in accordance with the plans, specifications and other
construction documents.
The applicant shall not unnecessarily disturb or uproot trees and vegetation
along a stream bank and in the vicinity of the stream, dump soil and debris
into streams and/or on banks of streams, leave cofferdams in streams, leave
temporary stream crossings for equipment, operation equipment in the stream,
or pumping silt-laden water into the stream.
All work shall conform during its progress or on its completion truly to the
line, levels and grades established, and shall be built in a thoroughly
substantial and workmanlike manner, in accordance with the plans and subject
to such modifications and additions as shall be deemed necessary by the
Engineer during its execution.
407.3 Manholes.
407.3.1 General. Manholes shall be constructed of brick and/or precast
concrete, as specified in the construction documents, with cast
iron frames and covers and shall be in accordance with the
drawings. The floor of manholes outside the channels shall be
smooth and shall slope toward channels, not less than one (1)
inch per foot, nor more than two (2) inches per foot. Manholes
shall be provided with steps built into and thoroughly anchored
in walls. Steps shall be copolymer polypropylene steel reinforced
steps by M.A. Industries, Inc., or equal.
407.3.2 Precast Concrete Manholes. Precast concrete manholes shall be
as manufactured by United States Concrete Pipe Company,
American-Marietta Company, or equal and constructed as per
detail.
Manhole connections lift holes and pipes which protrude through
the walls of the manhole shall be completely grouted with a
cement grout that contains “Antihydro,” or other additives, to
insure water tightness. Cement grout shall contain two parts
cement to one part sand and the additive in accordance with
manufacturer’s recommendations. Grout shall be applied to the
bottom one-third (1/3) of the opening before the pipe is inserted.
The joints of manhole sections shall be made watertight, using
O-rings or preformed mastic material.
The top grade of the precast concrete corbel section shall be set
sufficiently below finished grade to permit a maximum of four
XVI – Appendix 6 (23)
(4) and a minimum of two (2) courses of brick to be used as
risers to adjust the grade of casting. Manhole frames shall be set
on a grout pad.
The entire exterior surface of all sanitary manholes, including the
mortar coating on the brick risers, shall be coated with two (2)
coats of an approved bitumastic material to produce a dry film
thickness of 0.07 inches (seven (7) mils) per coat.
407.3.3 Backfill. Backfill material around manholes shall be 2B or 2A
modified stone or gravel aggregate and shall be placed in six (6)
inch layers and thoroughly compacted using approved
mechanical compaction equipment. In areas where minor
settlement is not critical, as determined by the Municipal
Engineer, suitable material compacted in eight (8) inch layers
may be used.
407.3.4 Castings. All castings shall be set in a one (1) inch thick full bed
of mortar. For sanitary manholes the castings shall be bolted to
the precast concrete manhole. For further requirements see §407.
407.3.5 Connections. The pipes in manholes shall be flush with the inside
face of the structure.
407.3.6 Brickwork. All brick work on manholes shall be coated with
mortar on both the inside and outside to a thickness of at least
one half (½) inch over the brick surface as shown on the details
and coated on the outside with a bituminous waterproof coating.
407.3.7 Joint Between Casting and Manhole Structure. For sanitary
manholes the joints between the casting and the manhole
structure shall be sealed on the outside with at least an eighteen
(18) inch wide closure of “WRAPID SEAL” or equal in
accordance with the installation guide for said material. The
width of the closure shall depend on the number of courses of the
brick risers.
407.4 New Storm Inlets.
407.4.1 General. Inlets shall be constructed of brick, precast concrete or
reinforced concrete with cast iron frames and covers and shall be
in accordance with the drawings. The floor of inlets outside the
channels shall be smooth and shall slope toward channels not
less than one (1) inch per foot nor more than two (2) inches per
foot. Inlets over four (4) feet deep shall be provided with steps
built into and thoroughly anchored in the walls. Steps shall be
XVI – Appendix 6 (24)
copolymer polypropylene steel reinforced steps by M.A.
Industries, Inc., or equal.
407.4.2 Backfill. Backfill material around inlets shall be 2B or 2A
modified stone or gravel aggregate and shall be placed in six (6)
inch layers and thoroughly compacted using mechanical
compaction as approved.
407.4.3 Castings. All castings shall be set in a one (1) inch thick full bed
of mortar.
407.4.4 Weep Holes. During the construction of inlets, weep holes shall
be placed at appropriate elevations to completely drain the grade
and subgrade.
407.4.5 Connections. The pipes in inlets shall be flush with the inside
face of the structure.
407.4.6 Brick Work. All brickwork on inlets shall be coated with mortar
on both the inside and outside to a thickness of at least one half
(½) inch over the brick surface.
407.5 Construction Requirements for Sewers.
407.5.1 Trench and Bed for Rigid and Flexible Pipe. For pipe not
exceeding forty-eight (48) inches inside diameter, the trench
shall have a maximum width of the outside diameter of the pipe
at the bell or band, plus two (2) feet; for pipe exceeding forty-
eight (48) inches inside diameter, the trench shall have a
maximum width of the outside diameter of the pipe at bell or
band, plus two-and-a-half (2½) feet with a minimum distance of
twelve (12) inches between the pipe bell and side of trench.
The trench shall be excavated through natural ground or, where
pipe structures are to be placed under an embankment, the
applicant shall complete the construction of the embankment to a
minimum of three (3) feet above the top of pipe before placing
the pipe as indicated on the drawings. Shallow installations, with
less than three (3) feet of cover over the top of the pipe, shall be
constructed after all heavy hauling is completed over the pipe
location. Where running water is encountered and cannot be
diverted, a temporary pipe or structure shall be placed prior to
construction of the embankment.
When rock, hard shale or any unyielding material is encountered
in the trench, it shall be excavated of the full width of the trench
XVI – Appendix 6 (25)
and twelve (12) inches below the proposed elevations of the
bottom of the pipe. The trench below the bottom of the pipe shall
be backfilled with selected fine compressible material and lightly
compacted to a satisfactory density, and the bed shaped as
specified.
407.5.2 Sanitary Sewer Bedding. Where rock, hard shale, unyielding
material or unstable material is not encountered a fine aggregate
bedding not less than six (6) inches thick from grade line of the
outside bottom of pipe, or the bottom of the pipe bell on pipe
with a bell, shall be placed on the ditch bottom and accurately
shaped by means of a template to provide a uniform contact
under the pipe. Fine aggregate shall be natural, manufactured or
artificial sand, unless otherwise detailed. If water is encountered
in the ditch the use for pipe bedding of a coarse aggregate
material (1B or 2B) stone or gravel, preferably gravel, shall be
used to act as a drain. The gravel must be crushed with angular
surfaces and not pea gravel.
407.5.3 Storm Sewer Bedding.
407.5.3.1 For Concrete Pipe. The pipe shall be bedded with
care in a suitable material foundation shaped to fit
the pipe exterior to a depth of fifteen percent (15%)
of the outside diameter, unless otherwise detailed.
407.5.3.2 For all Other Pipe. The pipe shall be bedded with
care in a minimum six (6) inch fine aggregate as per
ASTM D2321 specification and properly compacted.
407.5.4 Backfilling of Sewer Trench.
407.5.4.1 General. All backfill shall be thoroughly compacted
with mechanical tampers or other approved methods
to a density of at least ninety-five percent (95%) of
determined dry weight density. The backfilling of
trenches shall be done in horizontal layers, not
exceeding eight (8) inches in thickness, each layer
thoroughly consolidated and compressed. After
which the next layer of eight (8) inches shall be
spread and treated in like manner. No backfill shall
be placed until the pipe laid has been inspected by
the Municipality and approved as meeting all
requirements for such work.
XVI – Appendix 6 (26)
407.5.4.2 Critical Settlement Areas. Under pavement, within
the area from back of curb and eight (8) feet beyond
back of curb, sidewalk areas, driveway areas, future
walks or drives the trench for the pipe must be
backfilled for the entire depth of the trench with
fine aggregate in twelve (12) inch layers, compacted
as specified in §407.5.4.1. The backfill shall be
carefully placed from the bedding to the pipe spring
line with fine aggregate and thoroughly compacted
then fine aggregate backfill shall be placed in eight
(8) inch layers and thoroughly compacted to twelve
(12) inches above the top of pipe.
In the street right of way and where settlement of
backfill is critical the trench for concrete pipe must
be backfilled for the entire depth of the trench with
suitable material in eight (8) inch layers, compacted
as specified in §407.5.4.1. The areas where backfill
settlement is critical will be determined by the
Municipality. For all other pipe the backfill shall be
carefully placed from the bedding to the spring line
with fine aggregate and thoroughly compacted then
fine aggregate backfill shall be placed in eight (8)
inch layers and thoroughly compacted to twelve
(12) inches above the top of pipe. The remainder of
the trench backfill shall be placed as required for
concrete pipe.
407.5.4.3 Non-Critical Settlement Areas. Other than areas
specified in §407.5.4.2 the trench for concrete pipe
must be backfilled from top of pipe bell to thirty
(30) inches above top of pipe bell with suitable
material in eight (8) inch layers, compacted as
specified in §407.5.4.1; from thirty (30) inches
above top of pipe bell to top of trench with suitable
material in twelve (12) inch compacted layers. For
all other pipe the backfill shall proceed as specified
in §407.5.4.2 except from thirty (30) inches above
the top of pipe to top of trench it may be backfilled
with suitable material in twelve (12) inch
compacted layers.
407.5.4.4 Sanitary Sewers. Sanitary Sewers shall be
backfilled as specified for all other pipe in
§407.5.4.2.
XVI – Appendix 6 (27)
407.6 Sanitary Sewers.
407.6.1 The sanitary sewers to be constructed under these specifications
shall be installed as indicated on the construction drawings,
including the necessary excavation, backfilling, aggregate, pipe,
fittings, etc.
407.6.2 The applicant shall make connections to existing and new
manholes, construct sanitary sewer laterals and extend the
sanitary sewers as indicated on drawings.
407.7 Storm Sewers.
407.7.1 The storm sewers to be constructed under these specifications
shall be installed as indicated on the construction drawings,
including the necessary excavation, backfilling, pipe, fittings,
suitable material, etc.
407.7.2 The applicant shall make connections to existing and new
manholes, storm inlets and to all storm drain piping from
building and surface drains and shall extend the storm sewers as
indicated on the construction drawings.
407.8 Marking of Pipe Location.
407.8.1 Underground warning tape shall be installed with the installation
of all storm and sanitary sewers. The tape shall be six (6) inches
wide made of polyethylene and be 0.004 inches thick. The tape
shall be green in color and marked at regular intervals as follows:
“Caution Sewer Line Buried Below.” The warning tape shall be
installed two (2) feet above the top and directly over the pipe.
407.9 Materials.
407.9.1 Approval of Materials. The applicant shall submit to the
Engineer the necessary information and a sample of pipefittings,
precast manholes or any castings for approval.
407.9.2 Sanitary Sewers.
407.9.2.1 All Sanitary Sewer Pipe Shall Be As Follows.
Ductile Iron Pipe in accordance AWWA
specifications C150 and C151, latest revisions with
joints being the push-on type with a single rubber
gasket. Fittings shall be furnished with mechanical
XVI – Appendix 6 (28)
Joints in accordance with AWWA Specifications
C111.
Vitrified Clay Pipe shall be manufactured in
accordance with ASTM Specification C700 with
full internal diameter and with flexible compression
joints conforming in all respects to ASTM
Specification C425, latest revised edition. The pipe
shall be Logan with Logan type “O” joints or equal.
The fittings shall be compatible with the pipe.
Polyvinyl Chloride Pipe shall be SDR 35 gasketed
pipe that meets or exceeds ASTM Specification
D3034. The minimum pipe stiffness shall be 46
according to ASTM test D2412. The pipe shall be
properly stored on site so that the pipe barrel is
evenly supported and protected from sunlight. The
pipe joints shall conform to ASTM designations F-
477 and D3212. The fittings shall be compatible
with the pipe.
Defective Pipe shall be any pipe which does not
meet all requirements of these Construction
Standards or which is found to be defective in any
way, shall be immediately removed and replaced
with new material and proper construction.
407.9.2.2 Wyes. All sanitary sewer wyes shall be fitted with
proper size discs and sealed with a compression
joint meeting the requirements of the current ASTM
Specification.
407.9.3 Storm Sewers.
407.9.3.1 All Storm Sewer Pipe Shall Be As Follows:
Reinforced Concrete Pipe meeting the requirements of the
current ASTM Specification C76. Minimum class shall be III.
The joints shall be sealed with a preformed mastic compound or
a trowel applied mastic compound and wiped both inside and
outside the pipe to give a smooth and completely sealed joint. If
other methods of joint sealing of concrete pipe are to be used it
must be so noted.
Smooth flow High Density Polyethylene pipe (ADS “N-12 Pro
Link” or Hancor “HI-Q Sure-Lok” or Uponor “Ultra-Rib” or
XVI – Appendix 6 (29)
equal) conforming to the requirements of ASTM Designation
F667 (and/or AASHTO Designation M-294). Installation shall be
in accordance with ASTM Designation D-2321. Fittings shall be
compatible with the pipe.
Defective Pipe shall be any pipe which does not meet all
requirements or which is found to be defective in any way, shall
be immediately removed and replaced with new material and
proper construction.
407.9.4 Brick. Common brick conforming to the requirements of ASTM Specification
C-32, Grade MA, laid in mortar, shall be used in the construction of brick
structures where detailed except as otherwise specified.
407.9.5 Suitable Material. Suitable material shall be selected material free from stone
and foreign material.
407.9.6 Fine Aggregate. Fine aggregate shall be natural, manufactured or artificial sand.
407.9.7 Mortar. Mortar for jointing and plastering shall consist of one (1) part
Portland Cement and two (2) parts fine sand. For brickwork, lime may be
added to mortar in the amount of not more than ten (10) percent of the volume
of cement. All joints shall be completely filled and shall be smooth and free
from surplus mortar on the inside of structures.
407.9.8 Castings. Cast iron frames and grates or covers shall conform to the drawings
and these Construction Standards in all essentials. Standard castings differing
in non-essential details and approved by the Municipality will be acceptable.
Letter, “san” or “storm,” at least two (2) inches high, shall be stamped or cast
into applicable covers so as to be plainly visible. Frames and covers shall be
so set that the top of the cover will be flush with and sloping to conform with
the finished grade. Weight, shape, size and water-way openings for grates and
storm inlets shall be as manufactured by the Allegheny Foundry, Pittsburgh,
Pennsylvania, or approved equal. Castings shall receive one (1) coat of black
coal-tar varnish.
407.9.9 Concrete for Sewers. The dry weight mixture for concrete shall be as follows:
Cement 588-lbs/cu yd type C non-air entraining
Fine Aggregate 1220 lbs/cu yd type A aggregate
Coarse Aggregate 1530 lbs/cu yd 2B, type A
Water 33-gal/ cu yd
Slump shall be one (1) inch to three (3) inches: coarse aggregate shall be slag,
crushed gravel or crushed rock. Curing operations shall commence as soon as
possible after the finishing is completed and in no case more than two (2)
XVI – Appendix 6 (30)
hours thereafter. The applicant shall cover the concrete with a plastic or paper
cover with the edges securely weighted down to form a closed joint. The
cover shall remain in place for a period of seventy-two (72) hours.
407.10 Tests.
407.10.1 General Test Requirements. All sewer lines shall be thoroughly
flushed with water to obtain free flow through the lines. All
obstructions shall be removed and all defects corrected prior to
testing. The sewer lines shall be given the following tests:
407.10.1.1 Lamping of Storm Sewers. A flashlight or similar
lighting device shall be projected into the end of
each pipe entering each manhole. A visual
observation shall be made from the next adjacent
manhole. The pipe after laid and complete shall not
be accepted unless a full circle of light from the
lamp is visible from manhole to manhole.
Observations of less than a full pipe circle may be
accepted provided the deflection is not in a vertical
plane. Any deviation from perfect alignment shall
be noted on the test report.
407.10.1.2 Air Testing of Sanitary Sewers. All gravity sanitary
sewers shall be subject to a low-pressure air test.
The applicant shall furnish all the necessary labor,
equipment and material to perform the test. After
flushing and removal of all obstructions, the
sections of sewer line shall be tested from manhole
to manhole. All openings, laterals, stubs, branches,
wyes, tees and pipe ends shall be securely capped or
plugged and adequately braced.
The air shall be slowly supplied to the plugged pipe
until the internal pressure reaches four (4) p.s.i.
Two (2) minutes shall be allowed for a stabilization
period before proceeding further.
When the pressure is stabilized at four (4) p.s.i. the
air hose from the control panel to the air supply
shall be shut off or disconnected. The continuous
monitoring pressure gauge shall then be observed
while the pressure is decreased to no less than three-
and-a-half (3½) p.s.i. At a reading of three-and-a-
half (3½) p.s.i., or any convenient observed pressure
XVI – Appendix 6 (31)
reading between three-and-a-half (3½) p.s.i. and
four (4) p.s.i. timing shall commence.
Additional pressures shall be applied to the above
values to compensate for groundwater pressures on
the pipe at the rate of 0.5 p.s.i. per foot of water
over the pipe.
The acceptance of the line shall then be determined
by measuring the time required in minutes for the
internal pressure to decrease one (1) p.s.i. The time
interval for this one (1) pound loss of air must not
be less than the following:
Pipe Diameter Minimum Time Pipe Length for Time for Longer
(Inches) (Min. & Sec.) Minimum Time Lengths (Sec.)*
4 1:53 597 .190 L
6 2:50 398 .427 L
8 3:47 298 .760 L
10 4:43 239 1.187 L
12 5:40 199 1.709 L
15 7:05 159 2.671 L
18 8:30 133 3.846 L
21 9:55 114 5.235 L
24 11:20 99 6.837 L
27 12:45 88 8.653 L
30 14:10 80 10.683 L
33 14:35 72 12.926 L
36 17:00 66 15.384 L
42 19:50 57 20.939 L
*Where L = length of Pipe being tested.
If the time shown above for the designated pipe size
elapses before the air pressure drops one (1) p.s.i.
the section undergoing the test shall have passed.
The test may be discontinued once the prescribed
time has elapsed even though the one (1) p.s.i. drop
has not occurred. If the section fails to meet these
requirements, the applicant shall repair or replace
the sewer line. The completed pipe installation shall
then be re-tested until the requirements of this test
are met.
407.10.1.3 Deflection Tests. After installation and final backfill
all pipelines constructed of flexible materials shall
XVI – Appendix 6 (32)
be measured for vertical ring deflection by passing a
test ball or “go-no-go” gauge through them to
demonstrate that the deflection is less than three
and-a-half (3½) percent of the diameter of the pipe.
407.10.1.4 Manhole Vacuum Test. After installation, and
preferably before backfill, manholes shall be tested
for leakage by the air vacuum method. All lift holes
shall be properly sealed. The pipes entering the
manhole shall be plugged, taking care to securely
brace the plugs from being drawn into the manhole.
The test head shall be placed at the inside of the top
of the cone section and the seal inflated in
accordance with the manufacturer’s recommenda-
tions. A vacuum of ten (10) inches of mercury shall
be drawn and the vacuum pump shut off. With the
valves closed, the time shall be measured for the
vacuum to drop to nine (9) inches. The manhole
shall pass if the time is greater than sixty (60)
seconds for forty-eight (48) inches diameter,
seventy-five (75) seconds for sixty (60) inches and
ninety (90) seconds for seventy-two (72) diameter
manholes. If the manhole fails the initial test,
necessary repairs shall be made with a non-shrink
grout while the vacuum is still being drawn. Re-
testing shall proceed until a satisfactory test is
obtained.
407.10.2 Correction of Defective Work. If leakage of the sanitary sewers
and manholes during the tests exceeds the specified amount, the
necessary repairs or replacements required to permanently reduce
the leakage to within the specified limit must be made. The tests
shall be repeated until the leakage requirement is met.
Any defects found in the system must be repaired so as to
conform strictly to the specifications. All repairs shown
necessary by the tests are to be made, broken or cracked pipe
replaced, all deposits removed, and the sanitary sewer left true to
line and grade and entirely clean, free from lumps of cement,
protruding gaskets, bulkheads, etc., and ready for use before final
acceptance.
407.10.3 Cleaning and Repair. The applicant shall be required to clean the
entire sanitary sewer system of all debris and obstructions before
acceptance. This shall include, but not be limited to removal of all
form-work from structures, concrete and mortar droppings,
XVI – Appendix 6 (33)
construction debris and dirt. The system shall be thoroughly
flushed clean and the applicant shall furnish all necessary hose,
pumps, pipe and other equipment that may be required for this
purpose. No debris shall be flushed into existing sanitary sewers.
All debris shall be removed from the system.
407.10.4 Engineer’s Presence at Test. All tests of the storm and sanitary
sewer systems shall be made in the presence of a representative
of the Municipality. The applicant shall notify the Municipality
at least forty-eight (48) hours in advance of such tests.
Preliminary tests may be made without such notification.
407.10.5 Condition of Sewer. All sewer systems shall be left in good
operating condition. If defects of material or workmanship in
sewer systems or equipment are disclosed as result of these tests
and operation, repairs shall be made by the applicant, using new
materials, and all defective materials shall be immediately
removed from the site. Tests shall be repeated until a satisfactory
test has been made.
407.10.6 Repairs to Pipe. No caulking of joints, cracks or holes will be
acceptable. Replacement shall be for the full length of the
defective section of pipe.
407.11 Existing Sanitary Sewer.
407.11.1 Maintenance of Sewage Flow. The flow of the sewage in an
existing sanitary sewer system must be maintained at all times and
cannot be discharged into an existing stream or storm sewer at any
time. Temporary measures for bypassing flow of the sewage
during connections or disturbing the existing sewer shall be taken
such as pumping from an upper manhole to a lower manhole or
with the use of a by-pass gravity or pressure sewer. If it is planned
to use temporary measures during the night or over a weekend the
applicant must continuously monitor the installation and be
prepared to immediately correct any overflows or failures. The
new flow lines constructed in existing manholes and the new flow
lines in new manholes on the existing sewer must cure for twenty-
four (24) hours before the flow of sewage is permitted across said
flow line unless a hydraulic mortar mix is used.
407.12 Rehabilitation of an Existing Inlet.
407.12.1 The casting for the inlet shall be removed and the walls of the
inlet shall be repaired. Repairs shall consist of the removal of all
loose mortar coating and loose and deteriorated bricks; the
XVI – Appendix 6 (34)
replacement and resetting of bricks in mortar; placement of a
new mortar coating where required; resetting of casting to proper
grade and any other minor repairs as required.
407.12.2 Frames, Covers and Gratings. Frames, covers and/or gratings for
manholes, catch basins and inlets shall be of the type and size
indicated on the details. Frames shall be well bedded in mortar
and shall be set accurately to the correct alignment and grade.
Manhole frames shall be anchored to the manhole masonry with
four (4) bolts at least one-half (½) inches in diameter. In areas to
be paved, frames shall be set by using four (4) points of
reference, set ninety (90) degrees apart, to insure accurate setting
to proposed pavement grade. Where inlets are to be placed on
curb lines or at edge of pavements, sufficient length of proposed
curb or edge of pavement adjacent to the structure shall be
established prior to the construction of the inlet to insure that the
structure is correctly located and oriented.
§408 Concrete Work.
408.1 Scope of Work. The work covered under this section consists of furnishing all
labor, materials, equipment and services necessary in performing all
operations in accordance with these specifications and the applicable
drawings. Without intending to limit and/or restrict the amount of work
required under this section the work generally consists of the following:
reinforced concrete pavement, reinforced concrete base, concrete curb of
various dimensions, concrete sidewalk, reinforced concrete drives, concrete
base replacement, concrete pavement replacement, concrete for structures,
curing & sealing compound for concrete, sealing of concrete joints, other
applicable items.
408.2 General.
408.2.1 Concrete Mixes.
408.2.1.1 For reinforced concrete pavement, reinforced
concrete base for bituminous surface, concrete
curb, concrete sidewalk, reinforced concrete drives
and concrete for structures.
The dry weight mixture for concrete shall be as follows:
Cement: 658 lbs/cu yd, type 1. non-air entraining
Portland cement
Fine: 1220 lbs/cu yd, type A aggregate
XVI – Appendix 6 (35)
Aggregate:
Coarse 1530 lbs/cu yd, type A, No. 57
Aggregate:
Water 33 gallons/cu yd
Slump shall be one (1) inch to three (3) inches
(a) Air-entraining admixture shall be in accordance with
AASHO Designation M-154.
(b) Entrained air content shall be 6.5% with a tolerance of ±
1.5%.
408.2.1.2 For concrete pavement replacement, concrete base
replacement and reinforced concrete base for brick
surface, the dry weight mixture for concrete shall
be as follows:
Concrete: 752 lbs/cu yd, type 1, non-air entraining
Portland cement
Fine: 1220 lbs/cu yd, type A Aggregate
Aggregate:
Coarse 1530 lbs/cu yd, No. 57
Aggregate:
Water: 33 gallons/cu yd
Slump shall be one (1) inch to three (3) inches.
(a) Air-Entraining Admixture shall be in accordance with
ASSHO Designation M-154.
(b) Entrained air content shall be 6.5% with a tolerance of ±
1.5%.
408.2.1.3 Course aggregate must be slag, limestone
aggregate or crushed gravel for reinforced concrete
pavement, concrete base, concrete curb, concrete
sidewalk, reinforced concrete drives and any
exposed concrete in structures.
408.3 Curing and Sealing Compound for Concrete.
408.3.1 General. All concrete curbs, sidewalks, driveways, finished
concrete pavement and other exposed concrete surfaces shall be
cured and sealed by one of the following four methods:
XVI – Appendix 6 (36)
408.3.2 Alternate “A.”
408.3.2.1 First Coat. “Seal tight CS-309” or equal
manufactured by W.R. Meadows, Inc. shall be
applied as soon as surface water disappears and the
concrete will not be marred. Apply evenly over the
entire surface that is to be cured and sealed. Avoid
puddling. Foot traffic should be restricted for at
least twelve (12) hours. One gallon will cover two
hundred (200) to six hundred (600) square feet of
surface depending upon the porosity and finish of
the concrete. The compound must be applied as
uniformly as possible to form a complete film. Use
a standard garden type sprayer with neoprene hose
and gaskets for application of the compound. Do
not apply if the temperature of the concrete surface
is less than forty (40) degrees Fahrenheit.
408.3.2.2 Second Coat. If a second coat is required in the
proposal it shall consist of a uniform application of
“Sealtight Tiah” or equal, as manufactured by
W.R. Meadows, Inc. The second coat shall be
applied in accordance with the manufacturer’s
specifications.
408.3.3 Alternate “B.”
408.3.3.1 General. At its discretion the Municipality may
approve this alternate method of curing and sealing
when requested in writing by the applicant.
408.3.3.2 Curing. White polyethylene sheeting, minimum
four (4) mil thickness, shall conform to the
requirements of PennDOT Spec., Form 408, latest
revision and used to cover all exposed concrete as
soon as the material will not mar the concrete
surface. The sheeting shall be weighted down to
prevent premature removal and improper curing.
The covers shall remain in place for a period of
ninety-six (96) hours, and a maximum additional
period of ninety-six (96) hours, if so directed by
the Engineer.
Curing Operations shall commence as soon as
possible after the edging and finishing is completed
and in no case more than two (2) hours thereafter.
XVI – Appendix 6 (37)
408.3.3.3 Sealing. The sealing of concrete surfaces shall
conform to the requirements of PennDOT
Specification 1983 edition, Section 503 only when
used in conjunction with the curing of said
concrete with polyethylene sheeting.
Two applications of boiled linseed oil shall be used
with each application consisting of 0.02 gallon per
square yard. The first coat must be applied when
the concrete surface is thoroughly dry and the
second coat at least twenty-four (24) hours after the
first coat. The surface must be closed to traffic at
least four (4) hours for the first coat and at least six
(6) hours after the second coat.
408.3.4 Alternate “C.”
408.3.4.1 General. At its discretion the Municipality may
approve this alternate method of curing and sealing
when requested in writing by the applicant.
408.3.4.2 Curing and Sealing. The curing and sealing of
concrete surfaces shall be accomplished by the use
of one coat of Tri-Dar 33/1 Linseed Oil Emulsion
Cure/Seal System manufactured by Tamms
meeting ASTM:C309 & AASHTO:M-148 Specifi-
cations with maximum coverage of two hundred
(200) square feet per gallon of emulsion.
Application shall be in accordance with
manufacturer’s specifications.
408.3.5 Alternate “D.”
408.3.5.1 General. At its discretion the Municipality may
approve this alternate method of curing and sealing
when requested in writing by the applicant.
408.3.5.2 Curing and Sealing. The curing and sealing of
concrete surfaces shall be accomplished by using
Con-Seal manufactured by Monarch Chemical
Company. It shall be applied as soon as surface
water disappears and the concrete surface will not
be marred by walding workmen. Apply evenly
over the entire surface to be cured and sealed;
avoid puddling in low areas.
XVI – Appendix 6 (38)
Con-Seal must be applied to form a uniform film
by sprayer, long-nap roller, soft-bristle broom or
lamb’s wool applicator. Standard garden-type
sprayers, equipped with a neoprene hose and
gaskets, are recommended for best results.
Maximum coverage shall be three hundred (300)
square feet per gallon, of the concrete surface.
Do not apply if the temperature of the concrete
surface is less than forty (40) degrees Fahrenheit.
Con-Seal is flammable and should be kept away
from heat and open flame. Con-Seal should be used
with normal precautions, avoid prolonged contact
with skin, use with adequate ventilation and avoid
prolonged breathing of vapor.
Con-Seal meets provisions of ASTM Specification
C-309-58, AASHO Specifications M-148.
408.3.6 Curing compound for Concrete Base. Reinforced concrete base
and reinforced concrete base replacement may be cured with a
white membrane curing compound in accordance with the latest
PennDOT Form 408 Specification.
408.3.7 Winter Concreting and Protection.
408.3.7.1 General. No concrete shall be placed prior to April
15th or after December 1st in any year except with
special permission of the Municipality and then
only if the applicant is prepared to comply with the
cold weather requirements as specified in
PennDOT Specifications Form 408, latest Edition.
408.3.7.2 Cold Weather Requirements. When the air
temperature may be expected to drop below forty
(40) degrees Fahrenheit at any time during the day
or night of the twenty-four (24) hours following the
placing of concrete, there will be required, in
addition to the covers, three bales of straw or hay,
weighting approximately one hundred (100)
pounds, shall be spread for each thirty-five (35)
square yards of concrete and then covered with a
tarpaulin. The concrete shall be maintained at a
temperature of not less than fifty (50) degrees
XVI – Appendix 6 (39)
Fahrenheit and not more than eighty (80) degrees
Fahrenheit for the first seven (7) days after it is
placed. Approved heating devices must be used to
maintain proper temperatures. Gradually lower the
temperature to the surrounding area for at least
three (3) additional days.
408.3.8 Backfilling. The Applicant shall not backfill against walks,
driveways, curbs, etc., until concrete forms have been removed
and concrete cured. All debris, etc., shall be removed from top
to bottom of all excavations prior to all backfilling operations.
In lawn or ground cover areas, backfilling shall be done with
clean earth placed in six (6) inch compacted layers.
408.3.9 Casting Adjustments. Casting adjustments shall be made to
conform to the finished grade of the street, sidewalk and/or
driveway.
408.3.10 Expansion Joint Filler. Expansion joints in all concrete
pavement, base, curbs, walks and drives shall be pre-molded
expansion fiber joint filler furnished in flat strips to the full
depth of the slab as per PennDOT Form 408 latest edition and
AASHTO – M213.
408.3.11 Sealing of Concrete Joints.
408.3.11.1 General. All expansion and contraction joints in
new concrete shall be sealed including the joints in
straight and roll curbs, sidewalks, driveways and
other concrete structures. The joints between old
and new concrete must also be sealed.
408.3.11.2 Materials.
408.3.11.2.1 Sealant. The sealant shall be
“Sikaflex-1A Elastic Sealant/
Adhesive” or equal. The sealant is
a one (1) component poly-
urethane-base material. Color of
sealant shall be limestone. Refer
to manufacturer’s specifications
for more details.
408.3.11.3 Construction Methods. All joint walls must be
sound, clean, dry and free from oil and grease. Any
curing compound residues and any foreign matter
XVI – Appendix 6 (40)
must be thoroughly removed. If the joint is too
deep, a foam backer rod may be used in
conjunction with the sealer. The joint walls must be
primed with Sikaflex Primer 429 with a single
uniform coat by brush. The primer should dry
forty-five (45) minutes to one (1) hour. Sikaflex-
1A must be installed within eight (8) hours, if not,
re-prime the joint.
Apply Sikaflex-1A at a temperature between forty
(40) degrees Fahrenheit and one hundred (100)
degrees Fahrenheit with a gun and using the twenty
(20) ounce sausage. The joint slot should be at
mid-point of its expansion and contraction.
The joint should be tooled slightly concave and
approximately one-eighth (1/8) inch below the
concrete surface. The pointing tool should be wet
with a soap solution.
408.3.12 Use of Vibrator.
408.3.12.1 For Concrete Curbs & Structures. The concrete
shall be placed in forms in horizontal layers not to
exceed five (5) inches, and vibrated sufficiently to
eliminate all voids. The vibrator shall not be
operated in one place more than five (5) seconds.
The vibrator shall be of a size to perform the
function intended and not be too small or too large.
The applicant shall have in reserve at all times
sufficient vibration equipment to guard against
shutdown of work occasioned by the failure of
equipment then in operation. Vibrators shall not be
used to move or spread concrete.
408.3.12.2 For Concrete Pavement, Base, Walks & Drives.
The vibrator shall be used around but not in contact
with transverse and longitudinal joints, castings,
reinforcement and forms to consolidate the
concrete. The vibrator shall not be operated in one
(1) place more than five (5) seconds.
XVI – Appendix 6 (41)
408.3.13 Rain Conductors Through Curbs, Curb & Gutter, Sidewalk and
Driveways.
408.3.13.1 Curbs or Curb & Gutter. Rain conductor shall be
three (3) inch diameter ABS Schedule 40 pipe with
fittings. A coupling shall be placed on the pipe so
that the coupling is flush with the back of the curb.
The section of curb that will contain the conductor
shall be reinforced for its entire length with a No. 5
steel reinforcing bar, placed above the top of the
conductor. The rain conductor shall be connected
to the existing rain conductor, if any, at the back of
the curb.
408.3.13.2 Sidewalks and Driveways. Rain conductor shall be
three (3) inch diameter ABS Schedule 40 pipe with
fittings, placed under the sidewalk or driveways. A
coupling shall be placed on the pipe at the edge of
the walk adjacent to the property line. The slab of
walk or drive under which the rain conductor is
placed shall be reinforced over its entire area with
welded wire fabric 66-44, and said slab shall be
isolated from the remainder of the sidewalk or
drive by one-quarter (¼) inch expansion material
on both sides.
408.3.14 Crown in Pavement. - The crown in any pavement or base shall
be measured from the high side edge where one edge is higher
than the other except where otherwise noted.
408.4 Reinforced Concrete Pavement & Reinforced Concrete Base.
408.4.1 Thickness of Pavement.
408.4.1.1 Reinforced Concrete Pavement. The reinforced
concrete pavement shall be seven (7) inches thick
for nine (9) feet from the centerline of paving. The
pavement shall thicken from seven (7) inches to
eight (8) inches in the remaining distance to the
gutter line. The pavement thickness may be
modified if so specified in the construction
drawings.
408.4.1.2 Reinforced Concrete Base. The reinforced concrete
base shall be six (6) inches thick for nine (9) feet
from the centerline of paving. The base shall
XVI – Appendix 6 (42)
thicken from six (6) inches to seven (7) inches in
the remaining distance to the gutter line. The base
thickness may be modified if so specified in the
construction drawings.
408.4.2 Subgrade. The subgrade shall be shaped in accordance with the
dimensions as shown in the paving detail. The subgrade shall be
compacted with a minimum ten (10) ton vibratory roller and any
soft spots removed and replaced and recompacted until a
uniformly compacted subgrade is accomplished. The grade of
the subgrade shall be uniform and shall be four (4) inches below
bottom of proposed slab.
A layer of No. 57 aggregate, other than slag, shall be placed on
the subgrade to four (4) inch thickness after compaction. The
grade of the subgrade shall be made to permit the placement of
the required depth of pavement and/or base and aggregate
course.
408.4.3 Subgrade Testing. At the beginning of work on the project, the
applicant shall provide and keep on the project two (2) standard
subgrade testers; if subgrade work is carried on at more than one
(1) location, additional subgrade testers shall be provided as
ordered. Immediately prior to placing the concrete pavement or
base course, the subgrade shall be checked with a standard tester
and corrected, if necessary.
408.4.4 Slab Reinforcement. The reinforcement shall be welded wire
fabric, 612-04, sixty-nine (69) pounds per one hundred (100)
square feet or a similar fabric, which will supply a minimum of
0.148 square inches of steel per foot in a longitudinal direction
and 0.040 square inches of steel per foot in a transverse
direction. The applicant shall order the necessary reinforcement
sufficiently ahead of time to insure that the project will not be
delayed due to lack of same. If the specified welded wire fabric
is not readily available the applicant shall submit to the
Municipality an alternate, which would meet the minimum
required steel in both the longitudinal and transverse directions.
408.4.5 Surface Finish.
408.4.5.1 Reinforced Concrete Pavement. A self-propelled
finishing machine with an oscillating screed shall
be used on reinforced concrete pavement. After the
finishing machine has placed the concrete the
surface shall be finished with a bull float and a
XVI – Appendix 6 (43)
burlap drag, unless otherwise indicated. A
vibrating screed may be used for small areas if
approved in writing by the Municipality.
408.4.5.2 Reinforced Concrete Base. A vibrating or
oscillating screed may be used to finish reinforced
concrete base only where in the opinion of the
Municipality a self-propelled finishing machine
will not operate satisfactorily, otherwise a self-
propelled finishing machine must be used. After
the finishing machine has placed the concrete the
surface shall be finished with a bull float and
burlap drag, unless otherwise indicated.
408.4.6 Transverse Expansion and Contraction Joints.
408.4.6.1 Contraction joints in the reinforced concrete
pavement and/or base shall be constructed by
sawing with a special concrete saw using one or
more circular blades, cooled and lubricated with
water. The joints must be sawed after at least eight
(8) hours after and before three (3) days have
passed from the time of concrete pour. The
contraction joints shall be at least a depth of one
and-a-half (1½) inches and a center-to-center
maximum spacing of forty-six-and-a-half (46½)
feet and slip dowels must be in place as per detail.
A steel plate and slip dowels can be used as an
alternate. All joints shall be poured with “Sikaflex-
1A” joint sealing material as soon as possible after
construction of the joint.
408.4.6.2 Expansion joints in reinforced concrete pavement
and/or base shall be constructed with slip dowels,
and a minimum three-quarters (¾) inch thick
expansion joint filler as detailed. A steel plate, slip
dowels and a minimum three-quarters (¾) inch
thick expansion joint filler can be used as an
alternate. Spacing shall be at all points of curve,
points of tangent and at street intersections. All
joints shall be sealed with “Sikaflex-1A” as soon as
possible after construction of the joint.
408.4.6.3 On any tooled joints or edges of concrete do not
use the jointing or edging tool until the surface
water has evaporated from the concrete (sheen
XVI – Appendix 6 (44)
disappears). Bull float and broom the surface, then
finish the joint and edges and use broom to remove
the tool marks on the surface.
408.4.7 Pouring Concrete from Subgrade. Under no conditions
whatsoever shall the applicant be permitted to pour the concrete
pavement, base, curbs, walks or driveways from any portion of
the prepared subgrade on which he is placing the concrete.
408.4.8 Pouring Concrete from New Pavement. After concrete has been
placed on one side of the street the applicant shall wait until the
concrete has been sufficiently cured for at least ten (10) days, to
permit mixing and pouring from that side, or shall provide
means for mixing and pouring concrete on the berm of that side
of the street which remains unpaved.
408.4.9 Traffic on Concrete Pavement. No private, public or applicant
vehicles and/or equipment shall be placed or moved on the
concrete pavement until ten (10) days have elapsed from time of
pour, and then only when earth shoulders are placed against the
pavement edges.
408.4.10 Straight Edging of Concrete. Straight edging shall be done with
a ten (10) foot straight edge placed parallel to the centerline at
not more than five (5) foot intervals. Irregularities exceeding
one-eighth (1/8) inch shall be corrected. Areas so disturbed shall
be floated with a three (3) foot by six (6) inch wooden float.
408.4.11 Direction of Pour. Concrete shall be poured from the lower
elevation to the higher elevation of the proposed road, in an
ascending grade.
408.4.12 Future Extension of Pavement. Where extension of pavement is
contemplated, slip dowels shall be placed to facilitate tying old
and new pavement together. Method of joining of pavement
shall be as indicated on detail drawings.
408.5 Concrete Curbs.
408.5.1 Reconstruction of Old Curbs. The reconstruction of concrete
curbs shall include the removal and disposal of the old curb and
curb drain, the removal, disposal and replacement in kind of any
adjacent pavement, including base and sub-base disturbed by
removal of the old curb, miscellaneous excavation, installation
of new curb drain and new curb to the dimensions as shown on
XVI – Appendix 6 (45)
the detail for the applicable curb. §408.5.11 shall be applicable
to replacement of adjacent pavement.
408.5.2 New Curbs. On new curb construction the excavation shall be
included in the general excavation. The new curbs shall include
the curb drain as shown on the detail for the applicable curb.
408.5.3 Dimensions. The dimensions of the curbs and curb drains shall
be as shown on the details and/or plans.
408.5.4 Reinforcement. The reinforcement for the specific type curb
shall be as shown on the details and/or plans.
408.5.5 Joints. Contraction joints shall be made every ten (10) feet and
the contraction joint shall be in line with each contraction joint
in the sidewalk if one abuts said curb. They shall not exceed
one-quarter (¼) inch in thickness and shall be formed with steel
plates and mastic one-eighth (⅛) inch in thickness. Expansion
joints one-half (½) inch thick, shall be formed at not more than
one hundred (100) foot intervals.
408.5.6 Finish. The portion of the curb to be exposed to the elements
shall be finished smooth with a wood or magnesium float. All
minor defects shall be filled with cement mortar. No watered
brush finish or plastering of the curb will be permitted. All joints
and exposed edges shall be tooled to a radius of one-quarter (¼)
inch but no tool marks will be permitted to show on the finished
curb. Final finish shall be made with a coarse hairbrush.
On any tooled joints or edges of concrete do not use the jointing
or edging tool until the surface water has evaporated from the
concrete (sheen disappears). Bull float and broom the surface,
then finish the joint and edges and use brush to remove the tool
marks on the surface.
408.5.7 Curb Drains. The curb drains shall be constructed with new No.
57 gravel aggregate to the detailed dimensions. Prior to placing
the aggregate, the trench shall be thoroughly compacted and
shaped for uniform grade for proper drainage. Four (4) inch, six
(6) inch or eight (8) inch AD slotted drain tubing will be
included where specified or detailed.
408.5.8 Forms. Forms shall be of metal and shall be at least ten (10) feet
long. Where a uniform curb radius is required the forms shall be
wood of sufficient strength not to bow, bulge or twist when the
concrete is placed. Forms shall be braced and staked in at least
XVI – Appendix 6 (46)
three (3) places for each ten (10) feet of length, and closer when
necessary. They shall be thoroughly cleaned and coated with
non-staining oil. Worn, broken or distorted forms shall not be
used.
408.5.9 Drain Protection. After the placement of the curb drain and
installation of the curb forms a layer of two (2) ply tarpaper or
other waterproof membrane shall be placed on the surface of
said drain before the placement of the concrete for the curbs.
408.5.10 Sawcutting of Existing Curbs. Where an existing section of
concrete curb has only a small deteriorated portion, a sawcut at
least two (2) inches deep shall be made approximately twelve
(12) inches from said deteriorated portion and the deteriorated
portion removed. Minimum length of curb to remain is six (6)
feet in length.
408.5.11 Pavement Base and Sub-base Replacement. Any pavement
disturbed and/or removed during the reconstruction of curbs
shall be replaced. The pavement shall be replaced as follows:
408.5.11.1 Bituminous Surfaced Street:
408.5.11.1.1 Concrete Base: (a) No. 57
Aggregate at least six (6) inches
deep with the top of the aggregate
no less than ten (10) inches below
the curb gutter line. (b) Concrete
at least seven (7) inches deep
reinforced with a #4 Bar parallel
with the curb and four (4) inches
below the concrete surface. The
edge of the existing concrete
pavement shall be trimmed so the
exposed face is as close to vertical
as possible. The top of the
concrete shall be no less than three
(3) inches below the curb gutter
line. (c) Bituminous Pavement in
two (2) one-and-one-half (1½)
inch layers. The lower layer to be
ID-2 Binder and the top layer to
be ID-2 Modified. The existing
bituminous surface shall be re-
moved at least six (6) beyond the
joint between the old and new
XVI – Appendix 6 (47)
concrete base. The new edge of
the existing bituminous pavement
shall be vertical and a uniform
distance from the curb gutter line.
408.5.11.1.2 Concrete and Brick Base. (a) No.
57 Aggregate at least six (6)
inches deep with the top of the
aggregate no less than eleven (11)
inches below the curb gutter line.
(b) Concrete at least six (6) inches
deep reinforced with a #4 Bar
parallel with the curb and three (3)
inches below the concrete surface.
The edge of the existing concrete
pavement shall be trimmed so the
exposed face is as close to vertical
as possible. The top of the concrete
shall be no less than eight (8)
inches below the curb gutter line.
(c) Brick laid on an approximately
one (1) inches sand cushion. The
brick shall be keyed into the
existing brick pavement with
whole brick and the brick cut to
proper length where it abuts the
concrete curb. The joints between
the brick shall be filled with grout.
The top of the brick shall be no
less than three (3) below the curb
gutter line. (d) Bituminous Pave-
ment in two (2) one-and-one-half
(1½) inches layers. The lower
layer to be binder and the top
layer to be ID-2 Modified. The
existing Bituminous surface shall
be removed at least six (6) beyond
the edge of the existing bituminous
surface created by curb recon-
struction. The new edge of the
existing bituminous pavement
shall be vertical and a uniform
distance from the curb gutter line.
408.5.11.1.3 Bituminous Base. (a) No. 57
Aggregate at least six (6) inches
XVI – Appendix 6 (48)
deep with the top of the aggregate
no less than eleven (11) inches
below the curb gutter line. (b)
Bituminous base course at least
eight (8) deep placed in two (2)
layers. The first being approxi-
mately five (5) inches deep and
compacted before the second layer
is placed and compacted. The
edge of the existing bituminous
base shall be trimmed so the
exposed face is as close to vertical
as possible. The top of the bitumi-
nous base course shall be no less
than three (3) inches below the
curb gutter line. (c) Bituminous
Pavement in two (2) one-and-a-
half (1½) inches layers. The lower
layer to be ID-2 Binder and the
top layer to be ID-2 Modified. The
existing Bituminous surface shall
be removed at least six (6) beyond
the joint between the old and new
bituminous base. The new edge of
the existing bituminous pavement
shall be vertical and a uniform
distance from the curb gutter line.
408.5.12 Brick Surfaced Streets.
408.5.12.1 Concrete Base. (a) No. 57 Aggregate at least six (6)
inches deep with the top of the aggregate no less
than eleven (11) inches below the curb gutter line.
(b) Concrete at least seven (7) inches deep
reinforced with a #4 Bar parallel with the curb and
four (4) inches below the concrete surface. The
edge of the existing concrete pavement shall be
trimmed so the exposed face is as close to vertical
as possible. The top of the concrete shall be no less
than four (4) below the curb gutter line. (c) Brick
laid on an approximately one-half (½) inches sand
cushion. The brick shall be keyed into the existing
brick pavement with whole brick and the brick cut
to proper length where it abuts the concrete curb.
The joints between the brick shall be filled with
grout.
XVI – Appendix 6 (49)
408.5.13 Concrete Surfaced Streets.
408.5.13.1 Concrete Pavement. (a) No. 57 Aggregate at least
six (6) inches deep with the top of the aggregate no
less than seven (7) inches below the curb gutter
line. (b) Concrete at least seven (7) inches deep
reinforced with a #4 Bar parallel with the curb and
four (4) inches below the concrete surface. The
edge of the existing concrete pavement shall be
sawed to a depth of at least three (3) inches and
parallel to the curb and the existing concrete from
the saw cut to the edge of the existing concrete
shall be removed. Expansion and contraction joints
in the new pavement shall be at the same locations
as in the existing concrete pavement.
408.5.14 Streets Where Pavement Is to be Totally Removed.
408.5.14.1 Temporary Pavement Base. (a) Between the time
the curb is replaced and the total pavement is
removed the area between the face of curb and
existing pavement shall be filled with material
(other than earth) to within two (2) inches of the
curb gutter line.
408.5.14.2 Temporary Pavement Surface. (a) The space
between the face of curb and existing pavement
that is at least two (2) inches deep shall be filled
with a temporary bituminous material, such as cold
patch, and leveled and compacted to establish a
stable surface that will not erode due to storm
water runoff along the curb.
408.6 Concrete Sidewalk.
408.6.1 Reconstruction of Old Sidewalks. The reconstruction of
concrete sidewalks shall include the removal, and disposal of the
old sidewalk, miscellaneous excavation, installation of new
aggregate bed and new sidewalk to the applicable dimensions.
408.6.2 New Sidewalk. On new sidewalk construction the excavation
shall be included as part of the total Sidewalk Construction.
408.6.3 Dimension. Concrete sidewalk shall be a minimum of four (4)
inches thick and to a width equal to the existing sidewalk or as
specified. The aggregate bed shall be three (3) inches in depth
XVI – Appendix 6 (50)
and to a width of the sidewalk or as specified. The aggregate
bed shall be No. 57 stone, or gravel.
408.6.4 Excavation. The depth of excavation and removal of existing
sidewalk shall be seven (7) inches minimum.
408.6.5 Forms. Forms shall be of metal or new wood at least ten (10)
feet long. Each form shall be braced and staked in at least three
(3) places for each ten (10) foot length and closer if necessary to
keep from deforming when concrete is placed. They shall be
thoroughly cleaned and coated with non-staining oil. Wood
forms shall be rigid enough not to bow and deflect when
concrete is placed. Worn, broken or distorted forms shall not be
used.
408.6.6 Joints. Contraction joints shall be spaced at a maximum of five
(5) foot intervals and formed with a device to have the
completed joint at least one-half (½) inches deep. Expansion
joints shall be spaced no more than thirty (30) feet apart and
formed with one-quarter (¼) inch pre-molded filler to the full
depth of the slab. The one-quarter (¼) inch pre-molded filler
shall also be placed adjacent to curbs, other sidewalks, buildings
or pavement. If the sidewalk abuts a curb the joints on the
sidewalk shall match the joints in the curb.
408.6.7 Finish. The surface of the slab shall be brought to a uniform
plane surface by means of a wood screed riding on forms. The
surface shall then be finished with a wood or magnesium float
and fine broom finished. The tool marks for joints and edges
shall match the marks in the existing walk. Neither dry cement
nor water shall be added to the surface during the finishing
process.
On any tooled joints or edges of concrete do not use the jointing
or edging tool until the surface water has evaporated from the
concrete (sheen disappears). Bull float and broom the surface,
then finish the joint and edges and use broom to remove the tool
marks on the surface.
408.6.8 Sawcutting. Where a small portion of an existing section of
concrete sidewalk is deteriorated or only a small portion is
required to be removed a one-and-one-half (1½) inches deep
sawcut shall be made where required and the small portion
removed.
XVI – Appendix 6 (51)
408.7 Concrete Driveways.
408.7.1 Reconstruction of Old Driveways. The reconstruction of
concrete driveways shall include the removal and disposal of the
old driveway, miscellaneous excavation, installation of new
aggregate bed and new driveway to the applicable dimensions.
408.7.2 New Driveways. On new driveway construction the excavation
shall be included as part of the total Driveway Construction.
408.7.3 Dimensions. Concrete driveways shall be a minimum of six (6)
inches thick and to a width equal to the existing driveway or as
specified. The aggregate bed shall be three (3) inches in depth
and to a width equal to the existing driveway or as specified.
The aggregate bed shall be No. 57 stone or gravel.
408.7.4 Reinforcement. The concrete driveway shall be reinforced with
welded wire fabric 66-44 with a minimum cover of two (2)
inches.
408.7.5 Joints. Contraction joints shall be spaced at a maximum of five
(5) foot intervals and formed with a device to have the
completed joint at least one-half (½) inche deep. Expansion
joints shall be spaced no more than thirty (30) feet apart and
formed with one-quarter (¼) inch thick pre-molded filler to the
full depth of the slab. The one-quarter (¼) inch pre-molded filler
shall also be placed adjacent to curbs, sidewalks, other
driveways, buildings or pavements. If the driveway abuts a curb
the joints on the driveway shall match the joints in the curb.
408.7.6 Finish. The surface of the slab shall be brought to a uniform
plane surface by means of a wood screed riding on forms. The
surface shall then be finished with a wood or magnesium float
and fine broom finished. The tool marks for joints and edges
shall match the marks in the existing driveway. Neither dry
cement nor water shall be added to the surface during the
finishing process.
On any tooled joints or edges of concrete do not use the jointing
or edging tool until the surface water has evaporated from the
concrete (sheen disappears). Bull float and broom the surface to
remove the tool marks on the surface.
408.7.7 Forms. Forms shall be of metal or new wood at least ten (10)
feet long. Each form shall be braced and staked in at least three
(3) places for each ten (10) foot length and closer if necessary to
XVI – Appendix 6 (52)
keep from deforming when concrete is placed. They shall be
thoroughly cleaned and coated with non-staining oil. Wood
forms shall be rigid enough not to bow and deflect when
concrete is placed. Worn, broken or distorted forms shall not be
used.
408.7.8 Excavation. The depth of excavation and removal of existing
driveway shall be nine (9) inches minimum.
408.7.9 Sawcutting. Where a small portion of an existing section of
concrete driveway is deteriorated or only a small portion is
required to be removed a one-and-one-half (1½) inch deep
sawcut shall be made where indicated and the small portion
removed.
408.8 Seven (7) Inch High Concrete Deck Curb.
408.8.1 Dimensions. The seven (7) inch high deck curb shall be installed
on the existing bituminous pavement to the dimensions as
shown on the detail.
408.8.2 Method of Construction. No. 6 bars fifteen (15) inches long
shall be driven into the existing pavement at thirty (30) inches
c/c and a No. 4 bar nine (9) foot eight (8) inches long shall be
wired to the No. 6 bars. Where required a back and front form
shall be used.
If the curb abuts an existing bituminous walk the walk shall be
used as the back form and the concrete permitted to fill the
voids. Contraction joints shall be placed at ten (10) foot
intervals and expansion joints at PCs and PTs as well as at
expansion joints in abutting concrete walks. Where the curb
abuts a concrete walk a one-quarter (¼) inch expansion material
shall be used. The joint between the walk and new curb shall be
sealed with Sikaflex 1A and the front of the curb where it abuts
the existing pavement shall be sealed as shown on the details.
The concrete for the curb shall be as specified in §408.1 and the
curb shall be sealed as specified in §408.3. The concrete curbs
shall be finished as specified in §408.5.6. The concrete shall be
thoroughly vibrated to eliminate voids adjacent to the
bituminous pavement and in the face of the curb. The hot
bituminous seal shall be the same as the gutter seal for new
bituminous pavement.
XVI – Appendix 6 (53)
408.9 Concrete Base Replacement.
408.9.1 Removal and Excavation. Where an existing concrete base is
encountered the Engineer shall inspect the existing base and if
any unstable areas are found or the existing base elevation
requires adjustment or the existing base is to be widened, the
existing material shall be removed by the applicant in its entirety
to a depth of ten (10) inches below top of existing base and
disposed of. The sub-base shall be four (4) inches of No. 57 or
2A modified (mechanically tamped). The joint between the
existing concrete base and the new concrete base shall be saw
cut to a depth of at least one-and-one-half (1½) inches.
408.9.2 Dimensions. The width and length of the replacement shall be
determined in the field. The depth of concrete shall be a
minimum of six (6) inches.
408.9.3 Reinforcement. The base replacement shall be reinforced with
No. 4 bars eighteen (18) inches center-to-center both ways and
placed within two (2) inches of the bottom of the concrete.
408.9.4 Finish. The concrete shall be vibrated in place and struck flush
with the existing surface of the base with a wood screed, and
finished with a wood float and burlap drag.
On any tooled joints or edges of concrete do not use the jointing
or edging tool until the surface water has evaporated from the
concrete (sheen disappears).
408.9.5 Curing. The concrete shall be cured with a plastic or paper cover
with the edges securely weighted down to form a closed joint.
The cover shall remain in place for a period of forty-eight (48)
hours.
408.9.6 Concrete. The concrete for the concrete base replacement shall
be as specified in §408.2.1.2.
408.9.7 Paving Over Base Replacement. A waiting period of forty-eight
(48) hours shall pass before any bituminous pavement or brick
can be placed on the base replacement.
XVI – Appendix 6 (54)
408.10 Concrete Pavement Replacement.
408.10.1 Description of Work.
408.10.1.1 General. This work is the construction of a one-
course cement concrete pavement patch, to a depth
equal to the existing pavement depth. The patch
shall not be less than one (1) lane in width.
408.10.1.2 Patching Joint. Provide a full depth saw cut at
existing pavement/patch interface; install load
transfer dowels in face of existing pavement;
provide sealant reservoir and sealant.
408.10.1.3 New Pavement Joint. Provide load transfer unit,
sealant reservoir and sealant.
408.10.2 Determination of Extent of Removal. The Engineer shall inspect
the existing concrete pavement to determine the extent of the
deteriorated pavement that is to be replaced. He shall mark the
limits of removal on the pavement. The depth of the removal
will be to the depth of the existing pavement. The depth of the
replacement shall be at least seven (7) inches in depth. Four (4)
inches of existing subbase below bottom of existing slab shall be
replaced with four (4) inches of No. 57 or 2A gravel or stone
mechanically tamped.
408.10.3 Construction Procedures.
408.10.3.1 General. When both lanes are to be replaced,
construct concrete pavement patches in one-lane
width.
Satisfactorily repair any damage to the existing
shoulders and curbs as a result of this work.
408.10.3.2 Sawcutting. Make a full depth saw cut in the
existing longitudinal joint at the centerline and at
the curb line for the full length of the patch.
Make a full depth transverse saw cut and do not
break back the underside of the existing pavement.
If break back occurs, make new full depth
transverse saw cuts beyond the area of break back.
XVI – Appendix 6 (55)
408.10.3.3 Removal of Existing Pavement. Remove concrete
between narrowly spaced saw cuts made at the end
of a proposed patch with air hammers and hand
tools. Once the narrow space between saw cuts is
removed then the applicant may use a drop
hammer or hydra hammer to break up the slab to
be removed. The broken pieces may be removed
with a rubber-tired backhoe.
If the surface of the subbase is disturbed by the
removal technique, beyond the four (4) inches
noted in §409.10.2, recompact the surface using
small vibratory compactors.
408.10.3.4 Transverse Joints. Where any patch is replacing an
existing expansion joint and the existing expansion
joint in an adjacent lane is to remain in place,
install three-quarter (¾) inch expansion joint
material in the joint nearest to the remaining
expansion joint. Provide tube, with a minimum one
(1) inch clearance pocket, over the lubricated end
of all coated dowel bars.
408.10.3.5 Patching Joint. Drill holes into the face of the
existing pavement that has been sawcut full depth.
Provide holes one-eighth (⅛) inch larger in
diameter than the coated dowel bars. Mount
drilling machines in a frame that maintains the
proper horizontal and vertical alignment during
drilling.
Dowel bars shall be smooth surfaced, one-and-one-
quarter (1¼) inch in diameter, eighteen (18) inches
long and spaced eighteen (18) inches center-to-
center.
Hand held drills are not permitted. Change location
of drill holes plus or minus one (1) inch to avoid
existing reinforcing steel.
Securely embed the coated dowel bars into place
with epoxy. Use procedures acceptable to the
Engineer.
Render exposed portion of each coated dowel bar
bondless as specified in PennDOT Form 408.
XVI – Appendix 6 (56)
408.10.3.6 New Pavement Joint. As indicated and when
directed, provide load transfer units adjacent to
existing joints and at the same joint spacing as the
existing pavement. When all contiguous lanes are
being patched, make the joint spacing forty (40)
feet. Make all joints normal to the centerline of the
roadway. Place coated dowel bars parallel to the
centerline and surface of the pavement.
Dowel Bars shall be smooth surfaced, one-and-
one-quarter (1¼) inch in diameter, eighteen (18)
inches long and spaced twelve (12) inches center-
to-center.
Install load transfer units as specified in Section
501.3 (h) of PennDOT Form 408.
408.10.3.7 Forms. Form all patch sides where not in contact
with sound pavement to remain in place. Forms
shall be of steel or wood with adequate bracing to
maintain proper position. Make all formed joints
vertical.
408.10.3.8 Concrete. The concrete for the concrete pavement
replacement shall be as specified in §408.2.1.2.
408.10.3.9 Reinforcement. The base replacement shall be
reinforced with No. 4 bars eighteen (18) inches
center-to-center both ways and placed within two
(2) inches of the bottom of the concrete.
408.10.3.10 Final Strike-Off and Consolidation. The concrete
shall be struck off and consolidated as specified in
§408.9.4.
408.10.3.11 Final Finish for Pavements. Finish the surface of
the patch to match the existing pavement cross-
section.
The texture of the patches should correspond with
the texture of the surrounding pavement.
Following the final finishing and before application
of curing materials, score the date of patch
placement in the surface of the fresh concrete along
the shoulder edge of the patch.
XVI – Appendix 6 (57)
On any tooled joints or edges of concrete do not
use the jointing or edging tool until the surface
water has evaporated from the concrete (sheen
disappears). Bull float and broom the surface, then
finish the joint and edges and use broom to remove
the tool marks on the surface.
408.10.3.12 Curing of Concrete. The concrete shall be cured as
specified in §408.9.6.
408.11 Concrete for Structures.
408.11.1 Removal and Excavation. Where existing concrete structures are
to be removed and replaced, the structure, drains and any other
material shall be removed in their entirety and hauled away and
disposed of by the applicant unless otherwise indicated.
408.11.2 Dimensions. The dimensions of the structures shall be as
indicated on the details and/or plans.
408.11.3 Reinforcement. The type and placement of reinforcement for the
structures shall be as indicated on the details and/or plans.
408.11.4 Concrete Placement. Concrete placement, form work, etc., shall
meet all the requirements of applicable industry standards, the
American Concrete Institute and the Concrete Reinforcing Steel
Institute.
408.11.5 Concrete. The concrete for structures shall be as specified in
§408.2.1.
408.12 Power Milling of Concrete Base. After removal of the bituminous pavement
by power milling the Engineer shall determine what areas of the concrete
base will be power milled to remove the deteriorated surface of the concrete
base (one-and-one-half (1½) inches to two-and-one-half (2½) inches in
depth). The condition of the base is such that extreme caution must be taken
to prevent further damage to the base. The milled material must be hauled
from the site in small trucks or partially loaded tandem trucks. The Engineer
shall have the right to require the applicant to use even smaller loads if there
is evidence that the larger loads are damaging the existing concrete base
and/or the existing pavements on the municipal streets used as haul routes.
All the concrete removed by milling shall be disposed of by hauling it to the
area designated by the Applicant.
XVI – Appendix 6 (58)
408.13 Casting Adjustments. Casting adjustment shall be made so that all castings
conform to the finished grade of the street. The raising and lowering of
castings shall be done by adding to or deleting a portion of the masonry work.
The base disturbed or removed shall be replaced with six (6) inches of
reinforced concrete.
The use of metal bands or rings in the adjustment of castings may be
permitted if said bands or rings are permanently fastened to the existing
casting by welding with the proper welding rod and the existing lids fit the
ring properly without rattling.
§409 Bituminous Pavement.
409.1 Scope of Work. The work under this section consists of furnishing all labor,
materials, equipment, and services necessary in performing all operations in
connection with these specifications.
409.2 General.
409.2.1 PennDOT Form 408 Specification. Bituminous pavement, type
of materials, method of placement, etc., shall meet the
requirements of PennDOT Form 408 specifications latest edition
unless otherwise herein specified.
409.2.2 Crown in Pavement. The crown in any pavement or base shall
be measured from the high side edge where one edge is higher
than the other except where otherwise noted.
409.3 Wearing Surface Courses.
409.3.1 FJ-1. The fine aggregate, bitumen and filler shall be combined
in the mid range proportions of table A Section 401.2 (d) of
Form 408, Latest Edition, except that the bitumen percent by
weight shall be 8.0 – 12.0 instead of 6.0 – 12.0.
409.3.2 Modified ID-2. - The fine aggregate, coarse aggregate, bitumen
and filler shall be combined in the mid range proportions of the
following table:
XVI – Appendix 6 (59)
Passing
Sieve
Required Composition of Mixture
by Weight Percentage
½" 100
3/8" 90-100
4 60-80
8 50-65
16 35-45
30 25-35
50 10-25
100 6-14
200 3-8
Bitumen % By Weight
Stone or crushed gravel 6.5-8.0
Slag 9.0-10.5
409.4 Binder Course.
409.4.1 ID-BC. The fine aggregate, coarse aggregate, bitumen and filler
shall be combined in the proportions of Table A binder course
section 401.2 (d) of Form 408, Latest Edition.
409.5 Aggregate. The aggregate for all the bituminous wearing surface and binder
course shall be either slag, crushed gravel or crushed limestone.
409.6 Thickness. The minimum thickness specified shall be the thickness of the
pavement after final compaction.
409.7 Supply of Material. The applicant shall furnish a continuous supply of
material after the paving operations commence.
409.8 Temperature of Material. The temperature of any bituminous material, when
placed shall be not less than two hundred fifty (250) degrees Fahrenheit. Any
bituminous material that has reached a temperature of less than two hundred
fifty (250) degrees Fahrenheit before being placed must be rejected and
ordered off the job site. No bituminous material shall be placed on a surface
that has a temperature less than forty (40) degrees Fahrenheit. Any
bituminous material that has reached a temperature less than two hundred
twenty-five (225) degrees Fahrenheit before initial rolling shall be removed
and replaced at no expense to the Applicant.
409.9 Bituminous Paver. The Paver shall be a self-contained, power-propelled unit,
with activated screeds or strike-off assemblies, that produce a finished surface
of required evenness and texture. A unit must be provided that does not tear,
XVI – Appendix 6 (60)
shove or gouge the mixture. It must be heated, and capable of spreading and
finishing a bituminous plant mix material to widths and depths indicated.
A paver must be capable of being operated at forward speeds consistent with
satisfactory laying of the mixture, equipped with receiving hoppers having
sufficient capacity for uniform spreading, and with distribution systems that
place the mixture uniformly in front of the screeds.
Hydraulic or other type extensions may be used against abutting lanes or
longitudinal joints if the extensions are fed and activated by the same method
as the main screed. A non-activated extension may not be used. The width of
the screed shall be such as to cover a total width of twenty-four (24) feet in
two passes.
409.10 Rolling of Material.
409.10.1 A pneumatic-tired roller shall be used for rolling of a scratch course.
409.10.2 Breakdown rolling shall be done with a vibratory roller operated
in vibrating mode or a pneumatic-tire roller.
409.10.3 Finish rolling shall be done with a vibratory roller in the static
mode or with a steel wheel tandem roller.
409.11 Bituminous Tack Coat. Bituminous tack coat shall be applied in accordance
with Section 460 of PennDOT Form 408, Latest Edition, to all concrete base
and the bituminous base or binder course when the surface is not satisfactory
for direct placement of paving.
409.12 Gutter Seal. All of the wearing course adjacent to curbs, existing pavement and
other structures shall be evenly sealed with a hot bituminous material of the
class and type designated for the wearing course extending twelve (12) inches
from the curb, existing pavement or other structures along their total length.
The wearing course shall have had its final rolling but shall not have cooled
before the application of the gutter seal. The sealing material shall be evenly
applied to the surface by means of squeegees immediately after final rolling
and sealed with hot irons to completely fill the surface voids and provide a
water tight joint along the curb, existing pavement or other structure. Excess
bituminous material shall be removed from the wearing course.
409.13 Coating Adjacent Concrete Surfaces. The vertical surface of curbs, gutters,
existing pavement and structures that will be in actual contact with
bituminous mixtures shall be painted with a thin, uniform coating of
bituminous material, Pennsylvania Department of Highways Class E-1, E-6,
E-8 or of the class and type designated for the bituminous course.
XVI – Appendix 6 (61)
409.14 Bituminous Concrete Base Course.
409.14.1 General. Bituminous Concrete Base Course (Standard) shall
consist of a hot-mixed, hot-laid bituminous concrete base course
in accordance with the PennDOT Specification Form 408,
Section 305, Table D, 401.2 (d), Latest Edition.
409.14.2 Maximum Thickness. The Bituminous Concrete Base Course
shall be placed in compacted layers not exceeding a maximum
depth of five (5) inches.
409.15 Crushed Aggregate Base Course, Type B.
409.15.1 General. Crushed Aggregate Base Course shall conform to
PennDOT Specifications Form 408, Section 310, 1976 Edition,
of the compressed thickness after completion as indicated on the
drawings or as specified.
409.15.2 Material. Coarse aggregate and fine aggregate shall be stone,
gravel or Type A slag, conforming to PennDOT Specification,
Form 408, Section 703.2, Latest Edition.
409.15.3 Use of Base. The applicant shall not haul or permit others to
haul heavy loads over the base course.
409.16 Dusting and Protection of Finished Surface. Where deemed necessary by the
Engineer, the finished surface shall be dusted with fine slag, stone or sand, as
directed. After the finished surface has been dusted and thoroughly broomed, no
vehicular traffic of any kind shall be permitted on the pavement until it has
hardened sufficiently and in no case in less than six (6) hours after being placed.
409.17 Removal of Existing Bituminous Pavement.
409.17.1 General. Extreme care shall be taken during removal of the
existing bituminous pavement to not disturb the existing base.
Where the bituminous pavement is not removed by milling a
Gradall shall be used.
409.17.2 Method of Removal from Brick Base (Bricks to be saved).
When the brick base is to be removed and the bricks saved the
existing bituminous pavement shall be removed from the
existing brick base with a Gradall and loaded into trucks with
the Gradall or a rubber-tired loader. No tracked equipment shall
be used.
XVI – Appendix 6 (62)
409.17.3 Method of Removal from Concrete, Brick or Aggregate Base.
409.17.3.1 Milling. The existing bituminous pavement shall be
removed from the existing concrete, brick or
aggregate base with a cold milling machine of
sufficient size and power to do the work as fast and
efficiently as possible. Milling and milling machine
shall meet the requirements of Section 491 of the
PennDOT Specifications, Form 408, latest edition.
The bituminous material shall be removed to the
surface of the concrete base and the top one-eighth
(⅛) inch to one-quarter (¼) inch of the concrete
base shall also be removed.
409.17.3.2 Deteriorated Base. There may be areas of the
existing concrete base that are in such a
deteriorated condition that they will be removed
during the progress of the project. The cold milling
on the deteriorated concrete base will be done in
such a manner as to remove only the bituminous
surface.
409.17.3.3 There may be areas of the existing concrete base
that are in such a condition that by removal of a
portion of the thickness of the concrete base the
remaining portion may be saved. The cold milling
on such areas of the concrete base shall be done in
accordance with §409.17.
409.18 Removal of Bituminous Surface Adhering to the Existing Base. After the
existing bituminous surface has been removed, all other bituminous material
still adhering to the existing base shall be removed from the base and loaded
into trucks by hand.
409.19 Removal of Fines from Existing Base. All fines shall be removed from the
existing base with a power broom and loaded into trucks. Areas where the
power broom did not remove the fines shall be cleaned by hand.
409.20 Construction of Full Depth Bituminous Base.
409.20.1 Removal. The existing bituminous pavement, brick pavement,
concrete pavement, concrete base, brick base and subgrade shall
be removed in its entirety as specified in §416.
409.20.2 Component Parts. The full depth bituminous base shall consist
of the following:
XVI – Appendix 6 (63)
409.20.2.1 Compacted Subgrade. The subgrade shall be
shaped in accordance with the dimensions as
shown in the paving detail and as specified in
§412. The subgrade shall be compacted with a
minimum ten (10) ton roller and any soft spots
removed and replaced and re-compacted until a
uniformly compacted subgrade is accomplished.
The grade of the subgrade shall be uniform and
shall be six (6) inches below bottom of proposed
B.C.B.C.
409.20.2.2 Aggregate Base. A layer of PennDOT 2A
aggregate (slag, crushed gravel or crushed stone)
shall be placed on the subgrade to a depth of six (6)
inches after compaction with a minimum ten (10)
ton vibratory roller.
409.20.2.3 Bituminous Concrete Base Course. The bituminous
concrete base course shall be as specified in
§104.7.14 of this Specification. The depth of the
Bituminous Concrete Base Course after
compaction shall be eight (8) inches and shall be
placed in two layers of four (4) inches unless
otherwise noted.
409.20.2.4 Surface. The completed surface of the Bituminous
Concrete Base Course shall be kept as clean as
possible to permit good bonding between said
course and the binder. Before application of the
binder the base course shall be power broomed and
if the surface is not satisfactory for the proper
bonding of the binder then the base course shall be
tack coated before placement of the binder.
409.21 Bituminous Driveway.
409.21.1 General. The existing bituminous driveway shall be removed to
the limits indicated and to a depth of eight (8) inches and the
material so removed and disposed of by the applicant.
409.21.2 Pavement. The bituminous pavement replacement shall be as
follows:
409.21.2.1 Sub-base. Three (3) inches compacted depth of 2A
aggregate (crushed gravel or crushed stone).
XVI – Appendix 6 (64)
409.21.2.2 Base. Four (4) inches in compacted depth of ID-2
binder.
409.21.2.3 Wearing Surface. One (1) inch in compacted depth
of FJ-1 bituminous wearing course.
409.21.3 Joint Between New and Old Bituminous Driveway. The joint
between the old and new bituminous driveway shall be neatly
sawn and then sealed with the same bituminous material as used
in sealing the gutter and shall be twelve (12) inches in width
with an overlap of the old driveway of six (6) inches.
409.22 Bituminous Seal Coat.
409.22.1 Method of Application. The bituminous seal coat shall be
applied in accordance with Section 470 of the PennDOT Form
408, Latest Edition. Aggregate shall be crushed stone, crushed
gravel or slag.
409.22.2 When Seal Coat is Required. The bituminous seal coat shall be
applied where it is required to protect the existing concrete base
from further deterioration after the existing bituminous surface
has been removed. The bituminous seal coat shall be applied as
soon after the existing concrete base has dried sufficiently for
seal coat application. The seal coat is also to prevent destruction
of the base by vehicles traveling over said base.
409.23 Minor Casting Adjustments. Minor casting adjustments (two-and-one-half
(2½) inches or less up or down) shall be made so that all castings conform to
the finished grade of the street. The raising and lowering of castings shall be
done by adding to or deleting a portion of the masonry work. The base
disturbed or removed shall be replaced with the type of pavement in which
the casting is located.
The use of metal bands or rings in the adjustment of castings may be
permitted if said bands or rings are permanently fastened to the existing
casting by welding with the proper welding rod and the existing lids fit the
ring properly without rattling.
409.24 Final Cleanup and Removal of Material. Upon completion of placement and
rolling of the surface the applicant shall make a final cleanup and inspection
and clean and remove all excess asphaltic and bituminous materials from
curbs, adjacent sidewalks and any other areas where it may have been
deposited. All lampholes, manholes and catch basins shall be inspected and
any material or debris deposited in same during progress of the work shall be
removed.
XVI – Appendix 6 (65)
409.25 Weather Limitations for Bituminous Paving. The placing of bituminous
paving shall terminate on October 31 and shall not be resumed prior to April
1 unless otherwise approved by the Engineer, in writing, based upon weather
and/or traffic conditions at the location of the project.
When the air temperature falls below fifty (50) degrees Fahrenheit, extra
precautions shall be taken in drying the aggregate, controlling the
temperature of the delivered material, and compacting the mixture.
Bituminous concrete shall not be placed on wet surfaces; nor when the
temperature of the pavement, base or binder on which it is to be placed, is 40
degrees Fahrenheit or lower.
§410 Joint Sealing.
410.4 Scope of Work. The work under this section consists of furnishing all labor,
materials, equipment and services necessary in performing all operations in
connection with these specifications and as shown on the details.
410.5 Sealing of Expansion and Contraction Joints in Concrete Pavement, Curbs,
Sidewalks and Other Concrete Structures.
410.5.1 General. All expansion joints in concrete shall be sealed
including expansion joints in pavement, curbs, sidewalks,
driveways and other concrete structures. The contraction joints
in concrete pavement, curbs, sidewalk and driveways shall be
sealed. The joints between old and new concrete must also be
sealed. No sealing of the false contraction joints in sidewalks
and driveways are required.
410.5.2 Materials.
410.5.2.1 Sealant. The sealant shall be W. R. Meadows, Inc.
“Gardox” joint sealant, W. R. Meadows “Sealtight
3405” or equal. Refer to manufactures specifi-
cations for more details.
410.5.3 Construction Methods. All joints must be sound, clean, dry and
free from oil and grease by sandblasting of the joint and then
blowing out loose foreign material with oil free compressed air.
Curing compound residues, old joint sealing material and any
foreign matter must be thoroughly removed to a minimum depth
of one-and-one-half (1½) inch for concrete pavement and
structures and a minimum of one inch (1) for curbs and
sidewalks.
XVI – Appendix 6 (66)
The sealant shall be applied at a temperature between forty (40)
degrees Fahrenheit and one hundred (100) degrees Fahrenheit.
The joint slot shall be at the mid-point of its expansion and
contraction. The joint must have a minimum width of one-half
(½) inch. The joint must be formed during construction or by
sawing or routing.
The joint shall be poured so that the sealant will be level with
the top of the adjacent concrete slabs.
410.6 Sealing Expansion, Contraction, Transverse & Longitudinal Joints and
Cracks in Existing Concrete Base, New Concrete Base or Concrete Pavement
to be Overlaid with a Bituminous Pavement.
410.6.1 General. Just prior to the placement of the bituminous leveling
course the existing joints and cracks shall be sealed in
accordance with this section.
The joints, cracks and the surrounding surface shall be
thoroughly dry (no standing water or moist surface). The joints
and cracks may be dried with applied heat. No sealing shall be
performed during a rain.
410.6.2 Materials.
410.6.2.1 Sealant. The sealant shall be W. R. Meadows, Inc.
“Gardox” joint sealant, W. R. Meadows “Sealtight
3405” Sika “Sikadur 51-SL,” “Crafco, Inc.” Brand
Rubber Sealant or equal. Refer to manufacturer’s
specifications for more details.
410.6.3 Construction Methods – Joints and Cracks. All joints and cracks
shall be routed to a minimum width of one-half (½) inch and a
minimum depth of one-and-one-half (1½) inches with a Crafco
Model 200 router, Windsor Router Model JAW-1, or approved
equal. After routing, all loose material must be removed from
the joints and cracks by blowing it out with oil free compressed
air. The sealant shall be applied at a temperature of at least forty
(40) degrees Fahrenheit and rising.
The joints and cracks shall be poured to a level with the top of
the adjacent concrete slab.
Joints and cracks shall be filled as soon as possible after they are
cleaned but no later than the same day they are cleaned. It is
XVI – Appendix 6 (67)
imperative that no foreign material enters the crack and joints
before they are sealed.
410.6.4 Protection of Joint. A twenty-four (24) inch wide strip of “Pro-
Guard” manufactured by Phillips Fibers Corporation or equal
shall be placed over and centered on the sealed joint. It shall be
applied as follows:
410.6.4.1 Apply asphalt cement tack coat at least 0.10
gallons/square yard. For milled and other irregular
surfaces, the rate should be increased, but not to
exceed a maximum of 0.20 gallons/square yard. Do
not use on Emulsions.
410.6.4.2 Over apply the asphalt tack coat approximately two
(2) inches wider than the width of the “Pro-Guard.”
410.6.4.3 Roll the non-woven, fuzzy side of “Pro-Guard”
into the asphalt tack prior to the time asphalt
cement has cooled and lost its tackiness.
410.6.4.4 Pneumatically roll to ensure contact and adhesion
to the existing pavement surface.
410.6.5 Traffic. Traffic shall not be permitted on “Pro-Guard” due to
safety considerations. After placement, the fabric may be
opened to traffic after twenty-four (24) hours but for no longer
than forty-eight (48) hours prior to installing the surface course.
Signs and/or flagmen shall warn motorists that the driving
surface may be slippery when wet and that speed should be
significantly reduced. Signs posted shall state the appropriate
safe speed.
410.7 Sealing of Existing Joints and Cracks in Curbs.
410.7.1 General. All joints and cracks in existing concrete curbs shall be
sealed.
410.7.2 Materials.
410.7.2.1 Sealant. The sealant shall be Sika “Sikadur 51-SL,”
Crafco Inc., “Crafco Brand Rubber Sealant” or
equal. Refer to manufacturer’s specifications for
more details.
XVI – Appendix 6 (68)
410.7.3 Construction Methods for Joints and Cracks. Joints and cracks
shall be routed to minimum width of three-eighths (3/8) of an
inch and a minimum depth of one (1) inch with a Crafco Model
200 router, Windsor Router Model JAW-1, or approved equal.
All joints and cracks shall be cleaned by blowing out loose
foreign material with oil free compressed air. The sealant shall
be applied at a temperature of at least forty (40) degrees
Fahrenheit and rising. Where a false joint is cut through a
repaired section, the joint should have the same cross section for
placement of the sealant. Old joint sealing material and any
foreign matter must be thoroughly removed.
The joint shall be poured so that the sealant will be level with
the top of the adjacent concrete.
Cracks shall be filled as soon as practical after they are cleaned
but no later than the same day they are cleaned. It is imperative
that no foreign material enter the crack and joints before they
are sealed.
The crack and joint slot shall be at mid-point of its expansion
and contraction.
410.8 Sealing of Joints and Cracks in Bituminous Pavement.
410.8.1 General. All joints and cracks in bituminous pavement shall be sealed.
410.8.2 Materials.
410.8.2.1 Sealant. The sealant shall be W. R. Meadows, Inc.
“Gardox” joint sealant, Crafco Inc., “Crafco Brand
Rubber Sealant” or equal. Refer to manufactures
specifications for more details.
410.8.3 Construction Methods. All joints and cracks must be sound,
clean, dry and free from oil and grease and cleaned by
sandblasting the joint or cracks and then blowing out loose
material from the joints with oil free compressed air. Curing
compound residues, old joint sealing material and foreign matter
must thoroughly be removed by routing to a minimum width of
one-half (½) inch and a depth of one and one-half inches (1½).
If the joint or crack is too deep a backer rod may be used in
conjunction with the sealer. When using “Gardox” the joint
walls must be primed with P/G Primer.
XVI – Appendix 6 (69)
The sealant shall be applied at a temperature between forty (40)
degrees Fahrenheit and one hundred (100) degrees Fahrenheit.
The joint slot or crack shall be at the mid-point of its expansion
and contraction. The joint or crack must have a minimum width
of one-half (½) inch and a depth of at least one-and-one-half
(1½) inch. Cracks or joints of one-half (½) inch or less must be
routed to a width more than one-half (½) inch. The joint must be
formed and the cracks enlarged by sawing or routing.
§411 Construction Fabrics.
411.1 Scope of Work. The work under this section consists of furnishing all labor,
materials, equipment and services necessary in performing all operations in
connection with these specifications.
411.2 Non-Woven Fabric Reinforcement.
411.2.1 Materials.
411.2.1.1 Fabric. The fabric shall be “Petromat” or equal as
manufactured by Phillips Petroleum Co. The fabric
shall be non-woven polypropylene fabric having
the following properties:
Tensile strength, either direction, min. per inch of
width 50 lbs.
Elongation, warp direction, 20 pounds, inches, max 0.5
Elongation, Fill direction, 50 pounds, inches max. 1.1
Weight, oz/sq yd (fused two sides) 3 – 5
Color Black
411.2.1.2 Asphaltic Binder. The asphaltic binder to be
applied to the road surface and/or to the fabric shall
meet the following requirements, listed in order of
preference:
Material Grade Specification
Cationic Asphalt Emulsion Plus Rubber
Cationic Asphalt Emulsion plus Rubber
Cationic Asphalt Emulsion
Cationic Asphalt Emulsion
Asphalt Cement
Anionic Asphalt Emulsion
Anionic Asphalt Emulsion
Crs-2hr[1]
Crs-1hr[1,3]
Crs-2
Crs-1[3]
85/100[4]
Rs-1
Rs-1
AASHO-M-208[2]
AASHO-M-208[2]
AASHO-M-208
AASHO-M-208
AASHO-M-20
AASHO-M-140
AASHO-M-140
XVI – Appendix 6 (70)
[1] Cationic asphalt emulsion with five (5) percent cationic rubber latex added.
[2] Specification for cationic emulsion prior to rubber addition.
[3] h is appended to indicate the penetration of the asphalt residue as hark;
penetration at 77 degrees Fahrenheit, 100g, 5 sec. of 50-100.
[4] When using 85/100 penetration asphalt cement, a tack coat of ss-1 or ss-1h dilute
emulsion should be used at the rate of 0.02 to 0.03 gallon per square yard based
on residual content.
411.2.1.3 Aggregate. Normally, mineral aggregate will not be
required. However, it may be advisable to use a small
quantity of washed concrete sand to blot excess
asphalt or to facilitate movement of construction
equipment over the Petromat fabric during the
overlay. A small quantity of the hot mix spread over
the fabric will also serve for this purpose.
411.2.1.4 Asphalt Distributor. The distributor must be
capable of spraying the asphalt binder at the
prescribed temperature and application rate. It must
be adjustable to give a uniform spray pattern over
the entire width of application. No drilling or
skipping shall be permitted. Preliminary test
applications are required at an off-site area to
ensure proper distributor performance.
The distributor shall be equipped with a hand spray
with only one nozzle. The hand spray must be
easily controlled and have a positive shut off valve.
Hand spraying should be kept to a minimum
because of difficulty in making accurate rates of
application.
411.2.1.5 Miscellaneous Equipment. Stiff bristle push
brooms to remove bubbles and wrinkles and
scissors for cutting fabric must be provided.
411.2.2 Surface Preparation. The surface to be covered with fabric must
be free of dirt, dust, water and vegetation.
411.2.3 Application of Binder. The asphalt binder shall be sprayed
uniformly over the area to be fabric covered at a rate of 0.25 to
0.30 gallon per square yard, based on residual content. Binder
application shall be accomplished with an asphalt distributor for
all surfaces except areas where the distributor does not have
room to operate. Hand spraying of the binder shall be kept to a
minimum.
XVI – Appendix 6 (71)
411.2.4 Temperature of Application. The binder application of the
pavement surface, prior to placing the fabric, shall be at the
temperature recommended by the supplier or that recommended
by the distributor manufacturer. The temperature must permit
uniform application.
411.2.5 Construction Method. The area to be covered with the fabric
must be sprayed with binder at the specified rate. The width of
the spray application shall be no more than six (6) inches wider
than the fabric and no less than the fabric width plus two (2)
inches. After the binder has essentially cured, the fabric shall be
unrolled into the binder. To prevent runoff of the binder on steep
grades and super-elevations it may be necessary to place the
fabric into the fresh asphalt immediately after spraying. The
membrane shall be allowed to cure prior to paving. The fabric
shall be laid as smoothly as possible to avoid wrinkles. Wrinkles
shall not be enough to cause laps of the fabric. Wrinkles shall be
cut and laid out flat with a patch about twelve (12) inches wide
applied over the cut. Small wrinkles, which will flatten out
under compaction without lapping, may remain. The fabric shall
be broomed or squeezed to remove air bubbles and make
complete contact with the road surface. Sufficient time shall be
allowed for setting or curing of the binder prior to the paving
operation.
If, in the opinion of the Engineer, a tack coat is needed, it shall
be applied at a rate of 0.02 to 0.05 gallon per square yard, based
on residue content, using SS-1 or SS-1h anionic emulsion. The
tack should not be placed until just prior to the paving operation,
allowing for cure. Road traffic shall not be permitted after
placement of the fabric.
Paving operations shall follow membrane placement as soon as
the membrane has cured. Turning of the paving machine and
other vehicles shall be gradual and kept to a minimum to avoid
damage to the membrane. If equipment tires tend to stick to the
membrane during paving, a small quantity of hot mix or sand
may be broadcast ahead of the tires to prevent sticking.
Temperature of the hot mix shall not exceed three hundred
twenty-five (325) degrees Fahrenheit. Most satisfactory
laydown of the mix can be accomplished at a temperature of
about two hundred seventy-five (275) degrees Fahrenheit.
XVI – Appendix 6 (72)
All of the binder should be applied to the pavement prior to
placing the fabric. The heat from the hot mix application will
cause the binder to completely saturate the fabric.
411.2.6 Joints and Laps. The fabric shall overlap the adjacent fabric
panel a minimum of six (6) inches. Additional binder must be
applied to make the joints. The transverse joints shall be made in
such a manner to avoid pickup by the paver.
The direction of paving operations shall be opposite the
direction of fabric placement to prevent pickup by the paver.
The fabric should be shingled, where shingling is impractical,
hot mix or sand spread over the joint will aid in prevention of
edge pickup.
For good drainage, in the event of rain during construction or
prior to paving, the joints shall be shingled to facilitate runoff.
411.3 Roadbed Stabilizing Fabric.
411.3.1 Materials.
411.3.1.1 Fabric. The fabric shall be “Supac 8NP” or equal
as manufactured by Philips Petroleum Company or
FX-80HS manufactured by Carthage Mills. The
fabric shall be non-woven polypropylene fabric
having the following minimum properties:
Weight per oz/sq yd 7.6 ASTM D-3776-84
Thickness, mils 85 ASTM D-1777-64
Tensile, lbs 200 ASTM D-4632
Puncture strength, lbs 100 ASTM D-4833
Elongation, % 50 ASTM D-4632
411.3.2 Surface Preparation. The surface shall be free from sharp objects
and large loose particles.
411.3.3 Construction Method.
411.3.3.1 General. Roll out the fabric in the direction of the
roadway directly on top of the prepared surface as
shown on the detail. No vehicular or equipment
traffic will be permitted on the fabric. Where
several widths of fabric are required the
longitudinal joints shall be overlapped at least
twelve (12) inches and pinned together by using 8-
XVI – Appendix 6 (73)
penny aluminum nails at twelve (12) inches center
to center.
411.3.3.2 Placing Bituminous Material on Fabric. Placing the
hot bituminous Concrete Base Course shall follow
the fabric placement as soon as possible. Turning
of the paving machine and other vehicles shall be
gradual and kept to a minimum to prevent damage
to the fabric.
Temperature of the hot mix shall not exceed three
hundred twenty-five (325) degrees Fahrenheit and
should be at a temperature of two hundred seventy-
five (275) degrees Fahrenheit.
411.3.3.3 Placing Aggregate Material on Fabric. Trucks will
not be permitted to travel over the fabric and the
aggregate shall be placed on the fabric by dumping
of the trucks and then bladed onto the fabric with a
front loader. The aggregate must be dropped onto
the fabric and not shoved over it. Finish grading
shall be accomplished with a motor grader.
§412 Subgrade.
412.1 Scope of work. This work is the preparation of the roadbed.
412.2 Construction.
412.2.1 General. Grade roadbed to the established subgrade elevation
and compact to specified density requirements, using a roller
with a minimum weight of ten (10) tons.
412.2.2 Density Requirements. Compact the subgrade to not less than
one hundred (100) percent of the determined dry-weight density.
When material is too coarse compaction will be determined
based on non-movement of material under compaction
equipment.
At the time of compaction, maintain the subgrade material’s
moisture content not more than two (2) percentage points above
optimum moisture for that material. However, on subgrades
displaying pronounced elasticity or deformation under rolling,
maintain a moisture content not greater than optimum at the
time of compaction or at the time of placing the overlaying
construction. When the specified stability cannot be obtained in
XVI – Appendix 6 (74)
small areas excavate the material in the area to a depth that,
when replaced and re-compacted at a moisture content not
exceeding optimum, the subgrade will have required stability.
412.2.3 Subgrade Requirements. Complete, progressively maintain, and
protect subgrade sufficiently in advance of the placement of the
subbase. Prior to placement of the subbase, promptly and
satisfactorily reshape and re-compact, or remove and replace,
damaged or unsatisfactory areas. Check subgrade for grade and
slope.
Test the finished surface for irregularities by using a template
cut to the required cross section of the surface. Equip the
template with metal or other vertical extensions attached to each
end, so the bottom of the template will be at the elevation of the
top of the surface. Test the cross section for surface
irregularities at intervals of not more than twenty-five (25) feet.
Install string lines with ample supports, offset along each side to
control the elevation. Maintain string lines until the surface is
completed and deficiencies corrected.
Use a ten (10) foot straight edge to test for longitudinal
irregularities in the surface. Hold the straight edge parallel to the
road centerline in contact with the surface. Move the straight
edge from one side of the surface to the other. Advance along
the surface in five (5) foot increments.
Correct all surface irregularities exceeding one half (½) inch by
loosening the surface and removing or adding material as
required. Compact the corrected area and surrounding surface
by rolling.
412.3 Unsuitable Subgrade.
412.3.1 Repair. After the subgrade is exposed it shall be checked by the
Engineer to determine if it is stable or not.
412.3.2 Backfill. After the unsuitable material has been removed the
area shall be backfilled with PennDOT 2A stone or gravel
aggregate mechanically tamped in six (6) inch layers to the
surface of the subgrade.
XVI – Appendix 6 (75)
§413 Cross Drains and Subdrains.
413.1 Scope of Work. The work under this section consists of furnishing all labor,
materials, equipment and services necessary in performing all operations in
connection with these specifications and as shown on the details.
413.2 Aggregate. All aggregate for Cross Drains and Subdrains shall be crushed
stone or crushed gravel meeting the AASHTO No. 57 aggregate.
413.3 Cross Drains.
413.3.1 Construction. The cross drains shall be installed to the
dimensions as shown on the detail and connect one subdrain to
another subdrain or a subdrain to an existing storm inlet. The
bottom of the drain shall have a positive slope. The excavated
material shall be disposed of off-site and the cross drain shall be
constructed after the compaction of the subgrade and before the
placement of the aggregate subbase. The slotted ADS drainage
tubing shall be placed for positive drainage with the slots facing
downward. The No. 57 aggregate (crushed stone or crushed
gravel) shall be placed over and around the tubing in such a
manner as to give it support and prevent it from crushing. A
layer of roadbed stabilizing fabric shall be placed on top of the
No. 57 aggregate at the surface of the subgrade. The width of
the fabric shall be as shown on the detail.
413.4 Subdrains.
413.4.1 Construction. The subdrain shall be installed in the
locations as specified and to the dimensions as
shown on the detail. The excavated material shall
be disposed of off-site. The subdrain shall be
constructed after the compaction of the subgrade
but before placement of the aggregate subbase. The
slotted ADS drainage tubing shall be placed for
positive drainage and the aggregate subbase shall
be placed around and over the tubing in such a
manner as to support the tubing and prevent it from
crushing due to the rolling of the aggregate base. A
layer of roadbed stabilizing fabric shall be placed
on top of the No. 57 aggregate at the surface of the
subgrade. The width of the fabric shall be as shown
on the detail.
XVI – Appendix 6 (76)
413.5 Four (4) Inch Schedule 40 Storm Drain.
413.5.1 Purpose. The four (4) inch Schedule 40 Storm Drain will
connect with the four (4) inch ADS tubing in the cross drains
and/or subdrains and carry the water collected to the ground
surface at a uniform falling grade.
413.5.2 Construction. The four (4) inch Schedule 40 Storm Drain shall
be installed in the location specified and as shown on the detail
and connect to a subdrain or a cross drain. The bottom of the
drain shall have a slope to carry all the subdrain water to the
surface. The excavated material shall be disposed of off-site and
the storm drain shall be constructed after the installation of the
curb and before the placement of the pavement. The No. 57
aggregate shall be placed six (6) inches over and around the
drain in such a manner as to give it support and prevent it from
crushing. A layer of roadbed stabilizing fabric shall be placed on
top of the No. 57 aggregate. The trench shall be backfilled with
compacted good soil within six (6) inches of the surface. The
final six (6) inches shall be topsoil and the surface restored with
sod. The flow-line depth of the storm drain shall vary from
thirty-six (36) inches more or less to four (4) inches.
§414 Rain Conductors.
414.1 Scope of Work. The work under this section consists of furnishing all labor,
materials, equipment and services necessary in performing all operations in
connection with these specifications.
414.2 General.
414.2.1 Rain Conductors shall be adjusted where required due to
adjustments in curb grade. The existing rain conductor shall be
removed until there is satisfactory fall from the existing rain
conductor to the adjusted curb. A flexible coupling shall be used
to connect the new rain conductor and existing rain conductor.
The new rain conductor shall be laid at a uniform grade and the
pipe shall be covered with earth and if a grassed area is
disturbed it shall be restored with sod.
414.2.2 Before removal of curb and/or sidewalk the location of the rain
conductor shall be marked in such a way as to be able to locate
same at time of construction of new curb and/or sidewalk. If
there are no roof drains through the curb or under the sidewalk
no openings shall be placed in the curb.
XVI – Appendix 6 (77)
414.3 Pipe Specification. Pipe used for new rain conductor shall be three (3) inch
inside diameter ABS Schedule 40 pipe with the necessary fittings.
414.4 Rain Conductors Under Sidewalks and Through Curbs. Where rain
conductors have to be adjusted due to adjustments in curb and sidewalk
grades, installation of said rain conductors shall be as specified in §414.2.
The slab of walk under which the rain conductor is placed shall be reinforced
over its entire area with welded wire fabric 66-44 and isolated from the
remainder of the sidewalk with one quarter (¼) inch expansion material. In
place of reinforcement of the sidewalk slab the pipe may be laid ninety (90)
degrees to the curb line and a contraction joint placed over the center or the
rain conductor.
Where the rain conductor passes through a curb, said curb shall be reinforced
with a No. 4 bar for the total length of curb from joint to joint over the top of
pipe. The rain conductor through the curb shall be made of a short piece of
pipe and a coupling with the coupling flush with the back of curb. The roof
drains shall be inserted into the coupling. The rain conductor at the back of
the walk shall be fitted with a coupling to permit proper joining of the
conductor.
§415 Bituminous Pavement Surface Treatment.
415.1 Scope of Work. This work shall consist of furnishing all labor, materials,
equipment and services necessary in performing all operations necessary for
the sealing of a bituminous surface course by spray application of petroleum
oil and resins emulsified with water, complete, in accordance with the
specifications and subject to the terms and conditions of the contract.
415.2 Notification of Adjacent Properties. The applicant shall distribute by hand, a
typed notice to each building (residence or business) abutting the streets to be
treated. The notice shall be delivered at least twenty-four (24) hours but not
more than thirty (30) hours in advance of starting work and shall explain the
procedure, what to expect, and precautions they should take. The notice shall
have a local phone number that residents may call to ask questions. The
notice shall be of the door hanger type which secures to the door handle of
each dwelling. Unsecured notices will not be allowed. The applicant shall
also place the notice on the windshield of any parked cars on the street. Hand
distribution of this notice will be considered incidental to the contract.
415.3 Material. The material for this application shall be “RECLAMITE” as
furnished by Witco Chemical, Golden Bear Division, Bakersfield, California
93302 and applied by a well qualified subapplicant with at least three (3)
years of experience in the application of said material. The Owner reserves
the right to approve or disapprove the subapplicant. The material shall be an
emulsion composed of a petroleum resin oil base uniformly emulsified with
XVI – Appendix 6 (78)
water. The applicant must submit along with his bonds, insurance certificates
a certified statement from the asphalt rejuvenator manufacturer showing that
the asphalt rejuvenating emulsion conforms to the required physical and
chemical requirements.
415.4 Material Performance. The rejuvenating agent shall have a record of at least
five (5) years of satisfactory service as an asphalt rejuvenating agent and in-
depth sealer. Satisfactory service shall be based on the capability of the
material to decrease the viscosity and increase the penetration value of the
asphalt binder as follows. The viscosity shall be reduced by a minimum of
forty-five percent (45%) and the penetration value shall be increased by a
minimum of twenty-five percent (25%). Testing shall be performed on
extracted asphalt cement from a pavement to a depth of three-eighths (3/8)
inch. In addition, the pavement shall be in-depth sealed to the intrusion of air
and water.
The applicant must submit the manufacturer’s certification that the material
proposed for use is in compliance with the specification requirements. He
must submit previous use documentation and test data conclusively
demonstrating that; the rejuvenating agent has been used successfully for a
period of five (5) years by government agencies such as Cities, Counties, etc;
and that the asphalt rejuvenating agent has been proved to perform, as
required, through field testing by government agencies as to the required
change in the asphalt binder viscosity and penetration number. Testing data
shall be submitted indicating such product performance on a sufficient
number of projects, each being tested for a minimum period of three (3) years
to insure reasonable longevity of the treatment, as well as product
consistency.
415.5 Application Temperature / Weather Limitations. The temperature of the
asphalt rejuvenating emulsion, at the time of application shall be as
recommended by the manufacturer. The asphalt rejuvenating agent shall be
applied only when the existing surface to be treated is thoroughly dry and
when it is not threatening to rain. The asphalt rejuvenating agent shall not be
applied when the ambient temperature is below forty (40) degrees Fahrenheit.
415.6 Applicating Equipment. The distributor for spreading the emulsion shall be
self-propelled, and shall have pneumatic tires. The distributor shall be
designed and equipped to distribute the asphalt rejuvenating agent uniformly
on variable widths of surface at readily determined and controlled rates from
0.05 to 0.5 gallons per square yard of surface, and with an allowable variation
from any specified rate not to exceed five percent (5%) of the specified rate.
Distributor equipment shall include full circulation spray bars, pump
tachometer, volume measuring device and have a hose attachment suitable
for application of the emulsion manually to cover areas inaccessible to the
XVI – Appendix 6 (79)
distributor. The distributor shall be equipped to circulate and agitate the
emulsion within the tank.
A check of distributor equipment as well as application rate accuracy and
uniformity of distribution shall be made when directed by the Engineer.
The truck used for sanding shall be equipped with a spreader that allows the
sand to be uniformly distributed onto the pavement. The spreader shall be
able to apply one half (½) pound to three (3) pounds of sand per square yard
in a single pass. The spreader shall be adjustable so as not to broadcast sand
onto the driveways or lawns.
The sand to be used shall be free flowing, without any leaves, dirt, stones,
etc. Any wet sand shall be rejected from the job site.
Any equipment which is not maintained in full working order, or is proven
inadequate to obtain the results prescribed, shall be repaired or replaced at the
direction of the Engineer for the applicant.
415.7 Application of Rejuvenating Agent. The asphalt rejuvenating agent shall be
applied by a distributor truck at the temperature recommended by the
manufacturer and at the pressure required for the proper distribution. The
emulsion shall be so applied that uniform distribution is obtained at all points
of the areas to be treated. Distribution shall be commenced with a running
start to insure full rate of spread over the entire area to be treated. Areas
inadvertently missed shall receive additional treatment as may be required by
hand sprayer applications.
Application of asphalt rejuvenating agent shall be on one half (½) width of
the pavement at a time. When the second half of the surface is treated, the
distributor nozzle nearest the center of the road shall overlap the previous
application by at least one-half (½) the width of the nozzle spray. In any
event the centerline construction joint of the pavement shall be treated in both
application passes of the distributor truck.
Before spreading, the asphalt rejuvenating agent shall be blended with water
at the rate of two (2) parts rejuvenating agent to one (1) part water, by
volume or as specified by the manufacturer. The combined mixture of asphalt
rejuvenating agent and water shall be spread at the rate of 0.05 to 0.10
gallons per square yard, or as approved by the Engineer following field-
testing.
Where more than one application is to be made, succeeding applications shall
be made as soon as penetration of the preceding application has been
completed and approval is granted for additional applications.
XVI – Appendix 6 (80)
Grades or super elevations of surfaces that may cause excessive runoff as
determined by the Engineer shall have the required amounts applied in two
(2) or more applications, as directed.
After the street has been treated, the area within one (1) foot of the curb line
on both sides of the road shall receive an additional treatment of the asphalt
rejuvenating emulsion. Said treatment shall be uniformly applied by an
acceptable method.
After the rejuvenating emulsion has penetrated, a coating of dry sand shall be
applied to the surface in sufficient amount to protect the traveling public as
required.
The applicant shall furnish a quality inspection report showing the source,
manufacture, and the date shipped, for each load of asphalt rejuvenating
agent. When directed the applicant shall take representative samples of
material for testing.
415.8 Street Sweeping. The applicant shall be responsible for sweeping and
cleaning of the streets prior to and after treatment.
Prior to treatment, the street will be cleaned of all standing water, dirt, leaves,
foreign materials, etc. This work shall be accomplished by hand brooming,
power blowing or other approved methods. If the hand cleaning is not
sufficient than a self-propelled street sweeper shall be used.
All sand used during the treatment must be removed no later than forty-eight
(48) hours after treatment of the street. This shall be accomplished by a
combination of hand and mechanical sweeping. All turn-outs, cul-de-sacs,
etc. must be cleaned of any material.
If, after sand is swept, a hazardous condition exists on the roadway, the
applicant must apply additional sand and sweep same no later than twenty-
four (24) hours following reapplication.
415.9 Traffic Control. The applicant shall schedule his operations and carry out the
work in a manner to cause the least disturbance and /or interference with the
normal flow of traffic over the areas to be treated. Treated portions of the
pavement surfaces shall be kept closed and free from traffic until penetration
has become complete and the area is suitable for traffic.
When traffic must be maintained at all times on a particular street, then the
applicant shall apply asphalt rejuvenating agent to one lane at a time. Traffic
shall be maintained in the untreated lane until the traffic may be switched to
the completed lane.
XVI – Appendix 6 (81)
The applicant shall be responsible for all traffic control and signing required
to permit safe travel. The applicant shall notify the police and fire
departments as to the streets that are to be treated each day.
If proper signing is not being used, the applicant shall stop all operations until
safe signing and barricading is achieved.
§416 Base Replacement.
416.1 Scope of Work. The work under this section consists of furnishing all labor,
materials, equipment and services necessary in performing all operations in
connection with these specifications and as shown on the details. The work
also includes the installation of the six (6) inch thick subbase.
416.2 Construction Procedure for Base Replacement.
416.2.1 Base Removal. The existing base and subgrade shall be removed
to a depth of seventeen (17) inches below proposed finished
grade by the use of a Gradall. No other piece of equipment shall
be used. The existing base may consist of two (2) or more of the
following materials such as brick, bituminous material, plain
concrete, reinforced concrete, coarse aggregate, cinders, sand,
slag, rock and earth. Once the removal of the base is started the
applicant must continue to work expeditiously until the base is
completely removed.
416.2.2 Loading of Trucks. The removal of the base shall proceed in
such a manner so that the Gradall will load the trucks while both
the truck and Gradall are standing on the existing base. The
trucks, loaded or unloaded shall not travel on the exposed
subgrade.
416.2.3 Grade. The surface shall be within one (1) inch more or less of
the established grade of the subgrade after the removal of the
base.
416.2.4 Unsuitable Material Replacement. The Engineer will review the
condition of the subgrade as the base is being removed and
determine the areas of unsuitable material to be removed and
replaced. The material shall be removed with the Gradall while
removing the base and hauled from the site in partially loaded
tandem trucks. Replacement material shall be hauled to the areas
in partially loaded tandem trucks.
416.2.5 Subdrain Installation. Where the installation of a subdrain is
required the subdrain shall be excavated by the use of the
XVI – Appendix 6 (82)
Gradall while removing the base. All drain material shall be
dumped at one specific place at the work site and transported to
the areas where needed in partially loaded tandems or in the
bucket of a tracked highlift. Once the subdrain is started the
applicant must continue to work expeditiously until the subdrain
is completed.
416.2.6 Disturbance of Subgrade. After removal of the base the exposed
subgrade is at a critical point with respect to its structural
integrity and it is important that any vehicular and equipment
travel over said subgrade is kept to an absolute minimum and
that it be covered as soon as possible after unsuitable material is
replaced.
416.2.7 Fine Grading. Fine grading of the subgrade can be accomplished
with the Gradall and a good operator. If the Gradall cannot be
used then the subgrade shall be fine graded with a motor grader
in as few passes as possible to reach proper grade and cross-
section.
416.2.8 Compaction of Subgrade. The subgrade shall be compacted with
at least a ten (10) ton vibratory roller to a condition satisfactory
to the Engineer. Any areas of the subgrade showing distress, in
the opinion of the Engineer, shall be removed and replaced, fine
graded and re-compacted. After this point if any condition arises
to cause distress to the subgrade by vehicular or equipment
traffic by the applicant or by others due to the applicant has not
properly barricaded the project, the applicant shall replace the
distressed areas at his cost.
416.2.9 Placement of Roadbed Stabilizing Fabric. Immediately after the
compaction of the subgrade the Road Bed Stabilizing Fabric
shall be placed if required by this contract.
416.2.10 Subbase Placement. Immediately after the placement of the
Road Bed Stabilizing Fabric, if required, or the compaction of
the subgrade, the full depth bituminous base shall be placed in
accordance with §409.20 starting with the placement of the six
(6) inch thick subbase. The six (6) inch subbase shall consist of
PennDOT 2A aggregate as approved for subbase use by
PennDOT. Reclaimed and recycled material that utilizes crushed
asphalt or concrete from streets in this contract may be used if it
meets the same PennDOT 2A gradation and contains no foreign
material such as clay, earth and reinforcing steel. The material
for the subbase shall not be hauled over the compacted subgrade
or the Road Bed Stabilizing Fabric and shall be placed with a
XVI – Appendix 6 (83)
motor grader in as few passes as possible to reach proper grade
and profile. The subbase shall be compacted to a six (6) inch
thickness with at least a ten (10) ton vibratory roller. After
completion of the rolling of the subgrade, no other traffic shall
be permitted on the subgrade except for emergency vehicles.
416.2.11 Scheduling. The applicant shall schedule his work so that the
subbase shall be covered with the first layer of Bituminous
Concrete Base Course within three (3) calendar days from
completion date for the subdrain, if required, or five (5) calendar
days from completion of the removal of base. If the applicant
does not meet the schedule as specified herein he will be
responsible for the cost of any and all repair, removal and
replacement of subgrade and subbase for any and all reasons.
§417 Incidental Construction.
417.1 Scope of Work. The work under this section consists of furnishing all labor,
materials, equipment and services necessary in performing all operations in
connection with these specifications and as shown on the details and
drawings.
417.2 Adjusting Existing Storm Inlets.
417.2.1 General. Existing storm inlets shall be adjusted by removing the
castings, hoods, grates and concrete apron and raising, lowering
or tilting by adding or removing brick, re-plastering any exposed
brick and resetting the castings, hoods and grates in a bed of
mortar. Backfill shall be with 2B aggregate, other than slag,
where in a grassed area the last six (6) inches shall be top soil
and any disturbed grassy areas shall be re-sodded.
417.3 Adjusting Existing Manholes.
417.3.1 General. For major casting adjustments (over two-and-one-half
(2½) inches up or down) the existing manholes shall be adjusted
by removing the casting and raising, lowering and tilting it by
adding or removing brick, re-plastering, resetting the casting in
a bed of mortar and restoring the disturbed base in kind. The top
of the casting shall be set to the new slope and grade. No metal
bands or rings shall be used to adjust the manholes.
XVI – Appendix 6 (84)
417.4 Access to Walks and Driveways.
417.4.1 General.
Private driveways and sidewalks shall be made accessible to
pedestrian and vehicular use at the end of each day where the
base has not been removed. During the day while construction is
in progress the driveways and sidewalks not being affected by
the actual work shall be accessible. Temporary access shall be
made with wooden or steel plates, backfilling, bridges, etc.
Access to driveways and sidewalks may be denied during the
excavation for base replacement, removal of existing pavement
and placement of pipe and backfilling of the trenches. Vehicular
access to driveways shall be denied while forms are being
installed, concrete poured and during the period for curing of the
concrete pavement curbs and driveways. Vehicular access to
driveways shall be denied until the bituminous concrete base
course is placed. Immediately thereafter temporary access shall
be installed until permanent improvements can be completed.
Piles of material, equipment, vehicles and the like shall not be
placed in such a manner as to prevent access to private sidewalks
and driveways.
Updated 1/2020 XVI – Appendix VII - 1
Sample Development Agreement
The Sample Development Agreement is hereby incorporated into Chapter XVI of the Mt. Lebanon
Code (SALDO).
DEVELOPMENT AGREEMENT
This agreement is made this _____ day of _________, 20___ between
____________________, a Pennsylvania Limited Liability Company, and
______________________, a Pennsylvania corporation, hereinafter referred to, whether one or
more as “Owner and Developer” and, if more than one, all obligations hereunder of the said parties
shall be both joint and several, and Mt. Lebanon, Pennsylvania, a Home Rule Municipality,
hereinafter referred to as “Mt. Lebanon” or the “Municipality.”
INTRODUCTION
Owner and Developer owns certain land located in Mt. Lebanon, Allegheny County,
Pennsylvania, and has submitted to Mt. Lebanon for approval by the Commission of Mt. Lebanon
a land development application (the “Land Development Application”) for the following tracts, lot
and block numbers _____________ (the “Project), dated _______________, last revised
_____________________, as prepared by _________________. The Land Development
Application includes both public and private improvements described herein.
The parties wish to set forth their agreement as to the terms and conditions of providing
security for, and constructing and inspecting, these public and private improvements and other
issues related to the Land Development Application
NOW, THEREFORE, in consideration of the approval of the Land Development
Application, and intending to be legally bound hereby, it is covenanted and agreed between the
parties as follows:
Updated 1/2020 XVI – Appendix VII - 2
1. Upon execution of this Development Agreement, Owner and Developer shall
submit to the Municipality a cash deposit or irrevocable letter of credit, as
provided for in section 509 of the Municipalities Planning Code (MPC), and in a
form acceptable to the Municipality’s Solicitor and Engineer, in the amount of
__________________ and _______/100 Dollars ($____________.___) (the
“Public Security”) to secure the construction and completion of the Public
Improvements as more particularly set forth on Exhibit A-1 to this Agreement
(the “Public Improvements”) and as shown on drawing Sheets ____________ as
prepared by ____________________, dated _______________, attached hereto
as Exhibit A-2, (collectively the “Public Improvements”). Owner and Developer
understand and agree that they shall pay, at their sole cost, design, construction
and all other costs related to the design, construction and permitting of the Public
Improvements. Therefore, if for any reason the amount of cash or irrevocable
letter of credit submitted pursuant to this paragraph is insufficient to pay all such
costs, Owner and Developer shall provide all funds required to satisfy any such
deficiency.
2. Prior to the issuance of any occupancy permits for the Project, Owner and
Developer shall submit to the Municipality an irrevocable letter of credit or bond
in a form acceptable to the Municipality’s Solicitor and Engineer in an amount
equal to fifteen percent (15%) of the actual cost of installation of the Public
Improvements to secure, for a period of eighteen (18) months from and after the
Municipality’s acceptance of the improvements, the structural integrity of these
Public Improvements and their functioning in accordance with the design and
Updated 1/2020 XVI – Appendix VII - 3
specifications as depicted in the Land Development Application and approved by
the Municipality. Notwithstanding anything to the contrary contained herein, and
provided the Public Improvements are completed in accordance with the
approved plans, acceptance of any Public Improvements remains subject to the
discretion of the Mt. Lebanon Commission.
3. Upon the execution of this Development Agreement, Owner and Developer shall
submit to the Municipality an amenities bond letter of credit as provided in the
section 509 of the MPC, and in a form acceptable to the Municipality’s Solicitor
and Engineer, in the amount of ________________ and ______/100 Dollars
($_____________.__) (10%) (together the “Private Security”) to secure the
completion of the private improvements set forth in Exhibit B to this Agreement
(the “Private Improvements”). The Private Improvements shall be constructed in
accordance with the standards set forth in the Subdivision and Land Development
Ordinance (SALDO) and in accordance with the Municipal Construction
Standards adopted by Mt. Lebanon
4. If the Public and Private Improvements are not completed within one year from
the date of posting of the irrevocable letter of credit deposit set forth in paragraph
3, the amount of the irrevocable letter of credit shall be increased pursuant to the
applicable provisions of the SALDO.
5. As the work of installing the required Private and Public Improvements proceeds,
the parties shall comply with the provisions of Section 509(j) of the Pennsylvania
Municipalities Planning Code, 53 P.S. § 10509(j) regarding release of financial
security.
Updated 1/2020 XVI – Appendix VII - 4
6. Owner and Developer shall comply with the applicable provisions of the SALDO
addressing Private Improvements, including without limitation Part 6 thereof,
regarding pre-construction meetings, progress inspections, notices of completion,
filing of as-built plans, final inspection, and certification of completion and
release of the Private Security.
7. Owner and Developer shall be responsible for maintaining the Private
Improvements in good condition and repair pursuant to the provisions of Part 6
of the SALDO. Owner and Developer may, with the Municipality’s approval,
assign this obligation to a duly formed condominium or homeowners association.
Owner and Developer acknowledge and agree that all the Private Improvements
are private facilities that are not public and are not being offered for public use,
and nothing contained herein or otherwise will require that the Private
Improvements be deemed to be public or accepted for public use.
8. In the event that the Public Improvements and Private Improvements are not
installed in accordance with the SALDO and other applicable law and regulations,
the Municipality shall have available to it all remedies provided in the SALDO
and other applicable ordinances and laws.
9. Upon the execution of this Development Agreement, Owner and Developer shall
submit to Mt. Lebanon in cash the sum of $____________ to be held in escrow
by the Municipality to secure payment of the Public and Private Improvement
inspection fees and review fees required by the SALDO. The actual amount of
the inspection and review fees shall be payable pursuant to the provisions of Part
13 of the SALDO.
Updated 1/2020 XVI – Appendix VII - 5
10. Owner and Developer shall comply with and satisfy all conditions attached to the
Municipality Commission’s Decision regarding the Land Development
Application.
11. Developer hereby agrees to hold the Municipality harmless against, and expressly
releases and waives, any and all claims for damages, expenses and costs against
the Municipality arising out of or in any way related to: (i) the Municipality
enforcing any of the terms or provisions of this Agreement; or (ii) the
Municipality enforcing any of the Municipality’s ordinances, codes or regulations
to the extent applicable; or (iii) the Municipality’s issuing, revoking or failing to
issue permits or approvals to the Owner or Developer. It is expressly agreed that
the term “the Municipality” as used in the section includes the Municipality, its
employees, officers, Commissioners, agents, contractors, boards and
commissions (including but not limited to the Zoning Board and the Planning
Board) acting on behalf of the Municipality.
12. The Developer covenants and agrees to indemnify and save harmless the
Municipality from any liability whatsoever, except if due to the negligence or
intentional acts of any employee, agent of contractor of the Municipality, that
shall arise (i) from any injury, death or property damage which shall occur to any
person or corporation by reason of conduct of the work herein referred to or (ii)
for any reason whatsoever arising from the performance by Developer of the
provisions of this Agreement.
13. The Municipality shall at all times be permitted to pursue all applicable and
available remedies to enforce the terms of this Agreement and/or applicable
Updated 1/2020 XVI – Appendix VII - 6
Municipality rules and regulations. The Developer shall be liable to the
Municipality for all reasonable and necessary administrative, legal and court costs
incurred by reason of the Municipality having to enforce the terms of this
Agreement or its applicable rules and regulations to the extent the Municipality
is successful in any such action. Remedies are cumulative.
14. All approvals related to signage will be considered by separate application and
no approvals are granted or implied as a part of this Development Agreement.
15. The Developer hereby gives specific permission for the Municipality, by its
employees, agents or contractors, to conduct inspections on its Project site. These
inspections may take place at any reasonable time and with any reasonable
frequency (so long as the same does not impact the construction schedule), as the
Municipality deems appropriate but are subject to the Municipality providing
reasonable notice to Developer (except in the event of an emergency) and
complying with any applicable safety requirements imposed by Developer or
Developer’s contractors.
16. This Agreement shall be binding upon parties hereto, their respective heirs,
executors, administrators, successors and assigns.
17. This Agreement sets forth the entire agreement and understanding between the
parties as to the subject matter hereof and merges with and supersedes all prior
agreements, commitments, writings and discussions with respect thereto.
18. This Agreement shall not be terminated, modified or amended except by a writing
signed by each of the parties thereto.
Updated 1/2020 XVI – Appendix VII - 7
19. This Agreement and the rights and obligations of the parties hereto shall be
governed and construed according to the laws of the Commonwealth of
Pennsylvania.
IN WITNESS WHEREOF, and intending to be legally bound, the parties hereto have
caused these presents to be duly executed on the day and year first above written.
WITNESS: OWNER:
___________________________ By: __________________________
Title: _________________________
WITNESS: DEVELOPER:
___________________________ By: ___________________________
Title: _________________________
ATTEST: Mt. Lebanon, Pennsylvania
___________________________ By: ___________________________
President, Commission of Mt. Lebanon
Updated 1/2020 XVI – Appendix VIII -- 1
Arterial Streets
Bower Hill (partial)
Collector Streets
Beadling Road
Beverly Road
Cedar Boulevard
Country Club Drive
Greenhurst Drive
Highvue Road
Hoodridge Drive
Lindendale Drive
Mohican Drive
Newburn Drive
Rockwood Avenue
Scrubgrass Road
Sleepy Hollow Road
Summit Drive
Sunset Drive
Terrace Drive
Vermont Avenue
Woodland Drive
Local Streets
Abbeyville Road
Abington Drive
Academy Avenue
Academy Place
Adeline Avenue
Akron Avenue
Alexander Place
Alfred Street
Allenberry Circle
Allendale Place
Altadena Drive
Altoona Place
Anawanda Avenue
Arden Lane
Arden Road
Arlin Alley
Arrowood Drive
Ashland Avenue
Ashley Alley
Atlanta Drive
Atlanta Place
Audit Way
Local Streets (cont’d.)
Audubon Avenue
Austin Avenue
Avon Drive
Barre Alley
Barth Avenue
Baton Way
Baywood Avenue
Bethany Drive
Beverly Road
Birch Avenue
Bird Park Drive
Bluespruce Circle
Bower Alley
Boxwood Drive
Bradley Court
Brafferton Drive
Briar Meadows Drive
Briarwood Avenue
Bridgewater Drive
Broadmoor Avenue
Brucewood Drive
Buchanan Place
Carleton Drive
Carnegie Drive
Catalpa Place
Central Square
Central Way
Chalmers Place
Cherokee Place
Church Place
Circle Drive
Clemson Drive
Clokey Avenue
Colonial Drive
Colony Circle
Connecting Road
Cooke Lane
Coolidge Avenue
Corace Drive
Cornell Place
Couch Farm Road
Country Club Drive
Craig Court
Craigview Drive
Crescent Drive
Updated 1/2020 XVI – Appendix VIII -- 2
Local Streets (cont’d.)
Crestvue Manor Drive
Crystal Drive
Cypress Avenue
Dan Drive
Dell Avenue
Derby Alley
Dillon Drive
Dixon Avenue
Dorchester Avenue
Driftwood Drive
Dupont Circle
Duquesne Drive
Earlswood Avenue
Edward Avenue
Eisenhower Drive
Elatan Drive
Ella Street
Elm Spring Road
Fernwood Avenue
Fieldbrook Drive
Firwood Drive
Flintridge Road
Florence Place
Florida Avenue
Folkstone Drive
Forestview Drive
Foxland Drive
Fruithurst Drive
Glaids Drive
Glen Ridge Lane
Greenhurst Drive
Greenlawn Drive
Halsey Court
Harwood Drive
Haverford Circle
Haverhill Road
Hazel Drive
Helen Drive
Hemlock Street
Highland Road
Highridge Circle
Hilf Street
Hill Avenue
Hillaire Drive
Hillcrest Place
Local Streets (cont’d.)
Holly Lane
Hollycrest Drive
Illinois Avenue
Inglewood Drive
Iroquois Drive
James Place
Jayson Avenue
Jefferson Drive
Jonquil Place
Kenilworth Drive
Kenmont Avenue
Kewanna Avenue
Kingsberry Circle
Kurt Drive
Lakemont Drive
Lancaster Avenue
Lansdale Place
Larchdale Drive
Larchmont Road
Lavina Avenue
Lawncroft Avenue
Layton Avenue
Lebanon Avenue
Lebanon Hills Drive
Lemoyne Avenue
Lilac Way
Lincoln Way
Linda Lane
Longridge Drive
Longuevue Drive
Lovingston Drive
Lyndhurst Avenue
Lynn Haven Drive
Mabrick Avenue
MacArthur Drive
Magnolia Place
Main Entrance Drive
Manor Place
Mapleton Avenue
Maplewood Drive
Margaretta Avenue
Marietta Place
Markham Drive
Marlin Drive
Marlin Drive East
Updated 1/2020 XVI – Appendix VIII -- 3
Local Streets (cont’d.)
Marlin Drive West
Marshall Drive
Martha Avenue
Martin Avenue
Mayfair Drive
McCann Place
McConnell Mill Lane
McCully Street
Meridian Drive
Merion Drive
Miami Avenue
Midway Alley
Midway Road
Milbeth Drive
Mission Drive
Mississippi Avenue
Moffett Street
Mohawk Drive
Mohican Drive
Moreland Drive
Morgan Drive
Morrison Drive
Municipal Way
Nakoma Drive
Navahoe Drive
Navato Place
Neulon Avenue
North Meadowcroft Avenue
Northridge Drive
Oak Park Place
Oak Way
Oakwood Drive
Old Farm Road
Old Gilkeson Road
Old Hickory Road
Old Orchard Place
Orchard Drive
Ordale Boulevard
Oregon Trail
Osage Road
Outlook Drive
Overlook Drive
Oxford Boulevard
Park Entrance Drive
Parker Drive
Local Streets (cont’d.)
Parkside Avenue
Parkview Drive
Parkway Drive
Parse Way
Pat Haven Drive
Payton Drive
Pembroke Drive
Pennsylvania Boulevard
Pine Avenue
Pine Shadows Drive
Pinetree Road
Pinewood Drive
Pinoak Road
Piper Drive
Poplar Drive
Pueblo Drive
Purchase Place
Queensberry Circle
Questend Avenue
Rae Avenue
Ralston Place
Rawley Drive
Richland Road
Ridgefield Avenue
Ridgeview Drive
Ridgway Court
Robb Hollow Road
Robinwood Drive
Rock Haven Lane
Rocklynn Place
Rosbury Place
Roselawn Avenue
Rosemont Avenue
Ross Way
Royal Court
Royce Avenue
Roycroft Avenue
Ruth Street
Sage Drive
Salem Drive
Sandrae Drive
Savannah Avenue
Seminole Drive
Seneca Drive
Serpentine Drive
Updated 1/2020 XVI – Appendix VIII -- 4
Local Streets (cont’d.)
Shadowlawn Avenue
Serrano Avenue
Shady Drive East
Shady Drive West
Shot Way
Sieaforth Avenue
Skylark Circle
Somerville Drive
South Meadowcroft Avenue
Spalding Circle
Spruceton Avenue
Sprucewood Drive
St. Clair Drive
Standish Boulevard
Stilwell Court
Summer Place
Summit Alley
Sunnyhill Drive
Sunridge Drive
Sunrise Drive
Sweet Gum Road
Sylvandell Drive
Syracuse Avenue
Tampa Avenue
Terraceview Drive
Theodan Drive
Thornberry Circle
Thornwood Drive
Thornycroft Avenue
Twin Hills Drive
Vallevista Avenue
Valley Park Drive
Valleyview Road
Vallimont Drive
Vanderbilt Drive
Vee Lynn Drive
Vermont Avenue
Vernon Drive
Virginia Way
Volta Way
Wainwright Drive
Wasson Place
Wesley Drive
White Oak Circle
Whitmore Street
Local Streets (cont’d.)
Williamsburg Road
Willow Drive
Willow Heath Drive
Wisteria Avenue
Woodhaven Drive
Woodland Drive
Woodridge Circle
Worcester Drive
Wynnewood Drive